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07-21-09 AgendaCITY OF RICHFIELD, MINNESOTA MONDAY, JULY 21, 2008 REGULAR HOUSING AND REDEVELOPMENT AUTHORITY MEETING RICHFIELD CITY HALL COUNCIL CHAMBERS 6700 PORTLAND AVENUE - 7:00 P.M. AGENDA Call to order Roll call 1. Approval of minutes of (1) Regular HRA Meeting of June 16, 2008; (2) Special HRA Meeting of June 18, 2008; and (3) Special HRA/City Council/Planning Commission Worksession of June 24, 2008 2. HRA approval of agenda 3. Presentation and acceptance of Richfield HRA annual tax increment district status update Staff Report No. 30 Notes: 4. Presentation of HRA financial report Notes: 5. Consent Calendar contains several separate items which are acted upon by the HRA in one motion. Once the Consent Calendar has been approved, the individual items and recommended actions have also been approved. No further HRA action is necessary.. However, any HRA Commissioner may request that an item be removed .from the .Consent Calendar and placed on the regular agenda for HRA discussion and action. All items listed on the Consent Calendar are recommended for approval. A. Consideration of approval of execution of contract for private redevelopment between HRA and Roy and Kimberly Mokosso for redevelopment of 6645 Knox Avenue under Richfield Rediscovered Program S.R. No. 31 B. Consideration of approval of Richfield Rediscovered applicant, Jeremy Larson, to act as general contractor to build home at 6955 Knox Avenue S.R. No. 32 • • C. Notes: 6. Consideration of approval of contract for private redevelopment between HRA and Christopher and Victoria Stone for redevelopment of 6837-14th Avenue under Richfield Rediscovered Program and request for subordination of mortgage Staff Report No. 33 Notes: 7. Consideration of staff direction regarding sale of 6758 Portland Avenue to City Staff Report No. 34 Notes: • 8. Executive Director report 9. Claims and payroll Adjournment Auxiliary aids for individuals with disabilities are available upon request. Requests must be made at least 96 hours in advance to the City Clerk at 612-861-9738. r~ U • ~, r~ ~_~ • AGENDA ITEM # 3 REPORT # 3O STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING JULY 21, 2008 REPORT PREPARED BY: REPORT PRESENTER: INTERIM DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTIVE DIRECTOR: MYRT LINK, COMMUNITY DEVELOPMENT ACCOUNTANT NAME, TITLE JOHN STARK, INTERIM COMMUNITY ITEM FOR HRA CONSIDERATION: Consideration of a presentation of the Richfield Housing and Redevelopment Authority Tax Increment District Status U date. I. RECOMMENDED ACTION: By Motion: Accept the attached Richfield Housing and Redevelopment Authority Annual Tax increment District Status Update. II. BACKGROUND The Tax Increment District Status Update (TIF Status Update) is presented to the Richfield Housing and Redevelopment Authority (HRA) annually for review. This year, the TIF Status Update shows that the HRA is able to meet all of its Pay-As- You-Go Note and General Obligation Tax Increment Bond obligations. III. BASIS OF RECOMMENDATION A. POLICY • The annual TIF Status Update is provided to the HRA to summarize tax increment financial activity and comment on the status of the HRA's ability to meet its tax increment obligations. 2008 TIF Status Update DEVELOPMENT DIRECTOR • • B. CRITICAL ISSUES • The TIF Status Update. indicates the HRA is able to meet all of its current and future tax increment obligations. • The Urban Village District and Post-1.999 Richfield Rediscovered TIF District both have negative cash balances at the end of 2007. Projections show that these Districts will have positive cash balances in the future. C. FINANCIAL • See detailed TIF Status Update attached. D. LEGAL • N/A IV. ALTERNATIVE RECOMMENDATION~S~ • Reject the conclusions made in the Tax Increment District Status Update. V. ATTACHMENTS • Tax Increment District Status Update. • VI. PRINCIPAL PARTIES EXPECTED AT MEETING • Rebecca Kurtz, Ehlers & Associates, Jnc. • • • Richfield- Housing. and Redevelopment Authority .J • Tax Increment District Status Update July 21, 2008 I LDEIN PUB F~N Prepared by Ehlers & Associates • • • Tax Increment Financing District Summary Conclusion The Richfield Housing and Redevelopment Authority (HRA) will be able to meet all of its tax increment obligations. Richfield Redevelopment Project Area The~Richfield Redevelopment Project area currently contains 10 tax increment financing districts: • Interchange-Lyndale-Nicollet (ILN) • .Interchange • Richfield Rediscovered (Pre-1999) • Urban Village • Richfield Rediscovered (Post-1999) • Gramercy • Interchange West/Lynclale Gateway • City Bella • Lyndale Gateway West • Cedar Corridor • In 2005, the boundaries of the Richfield Redevelopment Project Area were expanded and set to be the same as the City's boundary in order to expand housing program service areas and provide a wider area of tax increment spending authority. The HRA has two types of obligations associated with these districts. The first type of obligation is the Pay A's-You Go Revenue Note. All of these Notes pledge to the Note Holder a certain percentage of the available tax increment from the specific district. Less tax increment results in lower Pay As You Go payments. To the extent that the increment is not available to make the payment, the HRA is not required to meet the obligation. Current projections show that the HRA will be able to meet all of its Pay As You Go Revenue Note obligations. The second type of obligation that the HRA has is Tax. Increment Bonds. Currently, there are bonds outstanding in the ILN, Richfield Rediscovered Post-1999, Interchange West (Best Buy), and Lyndale Gateway West (Kensington Park) districts. Property tax law changes in 2002 -- with the last phase-in in 2004 -- resulted in much lower increment receipts than in the past. These changes prompted the HRA to start reserving cash to cover bond debt service. Also, the law provided the ability for the HRA to share-tax increment (deficit pooling) from all tax increment districts to help pay General Obligation Tax Increment. Bond obligations. In 2004, the HRA undertook modifications to certain tax increment district plans to address shortfalls in the ILN District increment. By using deficit pooling, projections show that the HRA will be able to meet all of its General Obligation Tax Increment Bond obligations. • J ®Richfield HRA Tax Increment Financing District Update 2008 ~ Page 2 Assumptions All projections are based on the 'December 31, 2007. The calculations do not include market values. with a few except The exceptions to the assumptio: • Interchange West uses a 1. • Urban Village uses a 2% n • Lyndale Gateway West usE Although Lyndale Gateway (Ric assumption at time of closing, a be conservative. five assumptions. Cash balances are as of ~ interest on invested cash or inflation on property is: follow: ;5% market value inflation ~ket value inflation a 1 % inflatio Irate :field Senior Housing) used a 3% market value inflation io market value inflation rate is being used in order to r~ • ..r ®Richfield HRA Tax Increment District Uudate 2008 Page 3 . Interstate-Lyndale-Nicollet (ILN) TIF District Update The ILN District is a commercial redevelopment.project comprised of the Shops at Lyndale and the Meridian Crossings redevelopments. First Year of Increment: 1987 Estimated Decertification Date: 2012 Outstanding Obligations: • $2,039,157 Pay-as-you-go Note for the Shops at Lyndale, Phase I • $1,368,170 Pay-as-you-go Note for the Shops at Lyndale, Phase II • $2,908,666 Pay-as-you-go Note for Meridian Crossings, Phase I • $2,453,702 Pay-as-you-go Note for Meridian Crossings, Phase II • General Obligation Tax Increment Bonds. of 1996, which were refunded with the $2,495,000. Taxable General Obligation Refunding Bonds, Series 2002B. (These formerly were the pooled bonds of the LHN and ILN, and .they are currently known as the ILN Bonds) ' • $1,630,000 General Obligation Tax Increment Bonds of 2000, which utilizes the Candlewood Hotel increment to assist the Lyndale Gateway West District (Kensington Park). The ILN District has a cash balance of $796,918. The cash balance will be used to pay the ILN Bonds. The TIF Plan Modification undertaken in 2004 to address deficit pooling will allow increment from the Interchange and Richfield Rediscovered pre-1999. TIF Districtto be pooled to the ILN District, if needed for debt service on the Bonds. The deficit pooling is reviewed annually. Deficit pooling is not needed in 2008. Conclusions: The HRA will be able to meet all of its debt obligations. \J J ®Richfield HRA Tax Increment Financing District Update 2008 Page 4 Interch nge TIF The Interchange District is a co ercial rede Sporting Goods store. In 2004, G yan's Trad subsidiary of Dick's Sporting Go ds. First Year of Increment: 1998 Estimated Decertification Date: 2 23 Outstanding Obligations: strict Update ~pment project comprised of the Dick's Company became a wholly owned • $1,747,045 Pay-as-you-g Revenue Note i The Interchange District has a ash balance of $277,579. The TIF Plan Modification unde en in 2004 to address deficit pooling will allow increment from the Interchange d Richfield Rediscovered pre-1999 TIF District to be pooled to the ILN District, if nee ed for debt service on the Bonds. i i Conclusions: The HRA will be able to meet its ebt obliaation'. r1 ~~ • J ®Richfield HRA Tax Increment District Update 2008 Page 5 Pre-1999 Richfield Rediscovered TIF District Update The Pre-1999 Richfield Rediscovered TIF Districts are redevelopment districts consisting of owner occupied housing. In 1990, the City and HRA advanced funds in the amount of $762,550 to the Richfield Rediscovered Program to establish abuy/sell program for the construction. of new, contemporary, single-family housing. All advances. have been satisfied. First Year of Increment: Various dates from 1996 to 2001 Estimated Decertification Date: Various dates from 2018 to 2026 Outstanding Obligations: • $1,045,000 Taxable General Obligation Tax Increment Refunding Bonds of 200X. These Bonds were issued for the Post-1999 Richfield Rediscovered TIF District. Funds from the Pre-1999. Richfield Rediscovered, Gramercy, Urban. Village, and Lyndale Gateway/Interchange West are being pooled to assist with the debt service payments. The Pre-1999 Richfield Rediscovered District has a cash balance of $796,983. The TIF Plan Modification undertaken in 2004 to address deficit pooling will allow increment from the Interchange and Richfield Rediscovered pre-1999 TIF District to be pooled to the ILN District, if needed for debt service on the Bonds. Conclusions: The I-IRA will be able to meet its debt obligation. The HRA staff is evaluating the feasibility of decertifying the Tax Increment District and having the properties placed back on the tax roll at full value. • ..I ®Richfield HRA Tax Increment Financing District Update 2008 Page 6 Urban Village TIF District Update The Urban Village TIF District is a mixed-use generating tax increment in 2000. Tax increme assist with property acquisition d excess site (15%) of the annual tax incremen is contribute Fund. First Year of Increment: 2000 Estimated Decertification Date: Outstanding Obligations: • $2,500,000 Pay-as-you-g Tax Incremer. • $2,388,414 Pay-as-you-g Tax Incremer • $1,045,000 Taxable Gene al Obligation ' 200X. These Bonds wer issued for the District. Funds from the e-1999 Richfi Village, and Lyndale Gat way/Interchan the debt service navment The TIF Bond has a reset date. e Tax Ex~ from 5.6% to its current rate of 4 98%. The The Urban Village District has ~a cash Conclusions: The HRA will be able to meet al~ of its debt Although the cash balance was r. District will have a positive cash timing difference from when obl ievelopment project that began revenue is pledged to the project to ;velopment expenses. Fifteen percent to the Housing and Redevelopment Revenue Note Revenue Note ax Increment Refunding Bonds of 'ost-1999 Richfield Rediscovered TIF ld Rediscovered, Gramercy, Urban e West are being pooled to assist with Bond rate was reset in February 2006 .ble Note will be reset February 2011. of ($15,544). ive at the end of 2007, projections show that the ince in the ~ture. The negative balance is due to the ons are paid and tax increment revenue is collected. • • ®Richfield HRA Tax Increment District 2008 Page 7 . .Post-1999 Richfield Rediscovered TIF. District Update The Post-1999 Richfield Rediscovered TIF Districts are redevelopment districts comprise of owner occupied housing, and they are the second phase of the Richfield Rediscovered Program. In November of 1999, the City sold General Obligation Tax Increment. Bonds to fund the Post-1999 Richfield Rediscovered Projects. These bonds were refunded with the $1,045,000 Taxable General Obligation Tax Increment Refunding Bonds, Series 200X, to achieve a lower interest rate, and therefore, use less tax increment. First Year of Increment: 2001 Estimated Decertification Date: 2026 Outstanding Obligations: • $1;045,000 Taxable General Obligation Tax Increment Refunding Bonds of 200X. The following revenue sources pay the debt on the Bonds: • Annual tax increment from the Post-1999 Richfield Rediscovered Districts • Annual pooled tax increment from the Pre-1999 Richfield Rediscovered, Gramercy, Urban Village, and Lyndale Gateway/Interchange West Districts • Land sales proceeds The Post-1999 Richfield Rediscovered District has a cash balance of ($7,154). Conclusions: The I-iRA will be able to meet its debt obligation. Although the cash balance was negative at the end of 2007, projections show that the District will have a positive cash balance in the future. The negative balance is due to the timing difference from when obligations are paid and. tax increment revenue is collected. The HIZA staff is evaluating the feasibility of decertifying the Tax Increment District and having the properties placed back on the tax roll at full value. No bond proceeds remain for Program use. • ..~ ®Richfield HRA Tax Increment Financing District Update 2008 Page 8 Gramercy TIF District Update The Gramercy TIF District is a r evelopment p~oject that began generating tax increment in 2002. The district ' Ludes the Gramercy Park Senior Housing Cooperative. Tax increment revenue is pledge to the project to assist with property acquisition expenses. In 2002, a portion of Gramercy sits area was eliminated from the TIF District and incorporated into the City Bella projiect. Fifteen percent (15%) of the annual tax increment is contributed to th Housing and Redevelopment Fund. First Year of Increment: 2002 Estimated Decertification Date: Outstanding Obligations: • $1,977,000 Pay-as-you-g Tax Incremer • $1,045,000 Taxable Gen al Obligation 200X. These Bonds wer issued for the District. Funds from the re-1999 Richfi Village, and Lyndale Gat way/Interchan the debt service payment . Revenue Note ~ Increment Refunding Bonds of ost-1999 Richfield Rediscovered TIF d Rediscovered, Gramercy, Urban West are being pooled to assist with The Gramercy District has a cash balance of $17,110. Conclusions: The HRA will be able to meet alb of its debt .~ ®Richfield HRA Tax Increment cing District Update 2008 Page 9 • • Interchange West /Lyndale Gateway TIF District Update The Interchange West /Lyndale Gateway TIF District has two components. A portion of the Lyndale Gateway District was eliminated in 2002 and incorporatedinto the new Lyndale Gateway West TIF District for the Cornerstone/Kensington Park Project. Interchange West Component The Interchange West component of the Interchange West/Lyndale Gateway- District is comprised of the Best Buy Corporate Headquarters project. Tax increments are pledged to the Best Buy project to assist with site assembly activities. A set dollar .amount of funds from the Interchange West portion of the District will be used to fund the Housing and Redevelopment Fund and administrative costs. First Year of Increment: 2004 Estimated Decertification Date: 2025 Outstanding Obligations: • $22,190,195 Pay-as-you-go Tax Increment Revenue Note • $8,350,000 Tax Exempt General Obligation Tax Increment Bonds of 2001 • $1,045,000 Taxable General Obligation Tax Increment Refunding Bonds of 2002C. These Bonds were issued for the Post-1999 Richfield Rediscovered TIF District. Funds from the Pre-1999 Richfield Rediscovered, Gramercy, Urban Village, and Lyndale Gateway/Interchange West are being pooled to assist with the debt service payments. The Interchange West Component has a cash balance of $1,400,762. Conclusions: The HRA will be able to meet all of its debt obligations. Lyndale Gateway Component The Lyndale Gateway component is comprised of the Richfield Senior Housing project (Main Street Village) and the Minnstar Builders, Inc. project (Casteel Place Townhouses). Tax increment revenue is pledged to the project to assist with site assembly expenses. In 2002, the HRA loaned Richfield Senior Housing, Inc. $338,251.76 to assist with an • unexpected condemnation award in acquiring a portion of the redevelopment property. The loan was paid off by the developer in December, 2004. J ®Richfield HRA Tax Increment Financing District Update 2008 Page 10 For the Minnstar Builders projec Redevelopment included a "look developer's costs. To the extent estimate, the associated Pay-as-y The "look back" provision analy, in the Pay-as-you-go Revenue N~ this tax increment was then used Kensington Park redevelopment The last increment payment to First Year of Increment: 2000 Estimated Decertification Date: Outstanding Obligations: • $3,300,000 Pay-as-you- Housing The Lyndale Gateway Conclusions: The HRA will be able to meet J ®Richfield HRA Tax Increment Casteel Place (Townhomes, the Contract for Private pack" provision that required a review of the hat certain cons would go up or .down under the ~u-go Revenue Note would be reduced by a like amount. is was completed in 2002, which called for a reduction to from $100,000 to $19,985.23. The cost savings of is additional gap funding for the Cornerstone/ project in the Lyndale Gateway West District. uistar Builder was February 1, 2005. X25 I Tax Increment Revenue Note to Richfield Senior has a cash balance of $540,090. debt obli i i I I I I i District Update 2008 Page 11 • • r~ • City Bella TIF District Update The City Bella project is a redevelopment district consisting of a housing project with a retail component. Tax increment revenue is pledged to the project to assist with property acquisition and site improvement expenses. Beginning in 2006, 15% of the annual tax increment is contributed to the Housing and Redevelopment Fund: In 2002, a portion of the Gramercy TIF District was eliminated and incorporated into the City Bella Project. The City Bella Project has a $450,000 loan from the Development Account to pay for land owned by the HRA. This loan will be paid by using the 15% Housing and Redevelopment Fund. First Year of Increment: 2006 Estimated Decertification Date: 2030 Outstanding Obligations: • $8,473,470 Pay-as-you-go Tax Increment Revenue Note The City Bella District has a cash balance of $157,899. • Conclusions: The HRA will be able to meet its debt obligation. • ..~ ®Richfield HRA Tax Increment Financing District Update 2008 ~ Page 12 Lyndale GatE The Lyndale Gateway West TIF Park) mixed-use redevelopment to assist with site assembly expe A portion of Lyndale Gateway T Lyndale Gateway West TIF Dist First Year of Increment: 2006 Estimated Decertification .Date: Outstanding Obligations: • $3,470,000 Taxable Gen In addition, the $1,630,000 Gene utilizes the Candlewood Hotel ii District: $600,000 of the loan wi pay the balance of $500,000. Tl tax increment. Tax increment from the Minn. District is being used to pay of The Lyndale Gateway West Conclusions: The HRA will be able to meet y West '~'IF District Update rict is comprised of the Cornerstone (Kensington ;ct. Tax increment revenue is pledged to the project ict was for the in 2002 and incorporated into the e Project. a1 Obligation i ax Increment Bonds of 2003 it Obligation Tax Increment Bonds of 2000, which cement, helped provide a $1,100,000 loan from the ILN be paid back. from tax increment and the developer will interest on th~ total $1,100,000 will be paid back from Builders townhouse project in the Lyndale Gateway ations related ~o the Cornerstone project. trict has a case balance of $82,033. lebt • J ®Richfield HRA Tax Increment District U 2008 Page 13 • Cedar Corridor TIF District Update The Cedar Corridor TIF District is a redevelopment district comprised of the commerciaUretail redevelopment in the Airport Noise Impact Area. This District was established in 2006 using Special Legislation from the Laws of Minnesota 2005, Chapter 152, Article 2, Section 25. First Year of Increment: 2008 Estimated Decertification Date: 2033 Outstanding Obligations: None at this time The Cedar Corridor District has a cash balance of $0. Conclusions: The District currently does not have any financial obligation and has not begun to generate increment. • • ..~ ®Richfield HRA Tax Increment Financing District Update 2008 Page 14 Decertified Ta~ Increment Financing Districts • The HRA has decertified three T~F Districts: • Lyndale-Hub-Nicollet HN) District (a redevelopment district) was closed as of December 31, 2002. i, • Cedar Avenue Business rea (CABA) district) ended in 1996. 1 of the accou~ were completed by Dece ber 31, 2000. • Penn Avenue and Sixty- ixth Street (l district) was established i 1989 and tern redevelopment opportuni 'es. • • J ®Richfield HRA Tax Increment rict (ari economic development transactions to close the District District (a redevelopment in 1996 due to a lack of feasible District 2008 Page 15 Housing and Redevelopment Fund The Housing and Redevelopment Fund is a revenue source comprised of tax increment from the Gramercy, Urban Village, Interchange West/Lyndale Gateway, and City Bella TIF Districts. The purpose of the Housing and Redevelopment Fund is to fund a variety of housing needs for the community, including but not limited to, new construction of single-family homes and town homes; single-family home renovation and rehabilitation; and apartment rehabilitation. Currently, a portion of the tax increment revenue from the Pre-1999 Richfield Rediscovered, Gramercy, Urban Village and Lyndale Gateway/Interchange West TIF District are being transferred to the Housing and Redevelopment Fund. 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O O O O r r W W N In IA ~ W W W t0 iD tD tC t0t~ to t0 f0 tOtO tG W (C t9 W W IG W t0 ~ W W W W tD t0 10 tD tG W_ C~ Z N N N N N N ~ ~ ~ W n m O 0 Q m a .7 • • AGENDA ITEM # 5A REPORT # 31 J STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING JULY 21, 2008 REPORT PREPARED BY: NAME, TITLE • REPORT PRESENTER: INTERIM DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTIVE DIRECTOR; KIRSTEN PARTENHEIMER, HOUSING SPECIALIST JOHN STARK, INTERIM COMMUNITY DEVELOPMENT DIRECTOR ITEM FOR HRA CONSIDERATION: Consideration of a Contract for Private Redevelopment between the Housing and Redevelopment Authority and Roy and Kimberly Mokosso for the redevelopment of 6645 Knox Avenue under the Richfield Rediscovered Pro ram. I. RECOMMENDED ACTION: By Motion: Approve and authorize execution of a Contract for Private Redevelopment between the Housing and Redevelopment Authority and Roy and Kimberly Mokosso for the redevelopment of 6645 Knox Avenue. • II. BACKGROUND Roy and Kimberly Mokosso (the Mokossos) have submitted an application for the redevelopment of 6645 Knox Avenue under the Richfield Rediscovered Program. The home the Mokossos will acquire and demolish was built. in 1930 and has a 2008 taxable market value of $156,000. They will build a new two-story home that will have 2,785 square feet, four bedrooms, three baths and an attached, two-stall garage. The Mokossos are in agreement with the terms of the Contract for Private Redevelopment and have signed it. 072108 RR Contract Approval - 6645 Knox • • Staff has reviewed the Mokossos' Richfield Rediscovered application and recommends approval of the Contract for Private Redevelopment. III. BASIS OF RECOMMENDATION A. POLICY • HRA staff has received a completed application and $500 application fee. The proposed project meets the objectives of the Richfield Rediscovered Program: o Removes substandard, functionally. obsolete housing and eliminates its blighting influence. o Provides new, higher valued housing. o Alleviates shortage of housing choice for families. o Facilitates the HRA's "Market Rate Initiatives" by providing a three-four-bedrooms, owner-occupied house designed for a family.. The project meets the Housing Design and Site Development Criteria, as defined in Exhibit B of the Contract for Private Redevelopment Brian Ringham conducted an "Evaluation of Substandardness" on the property and considers the home to be substandard. B. CRITICAL ISSUES • The small house has been deemed substandard and can be demolished to accommodate a home that better meets the needs of a growing family. • Prospective Richfield Rediscovered participants. bear a significant cost in acquisition and demolition of an inner-ring suburb lot. The $70,000 Redevelopment Credit helps fill the financing gap. C. FINANCIAL • This project is eligible fora $70,000 Redevelopment Credit subject to the terms of the Contract for Private Redevelopment. • Under the terms of the Contract for Private Redevelopment, three installments would be made: o $25,000 would be due and payable at closing. o $25,000 would be due and payable following the issuance of a building permit for construction. o $20,000 would be due on the date of the issuance of a Certificate of Completion. D. LEGAL. . The HRA's legal counsel prepared and reviewed the attached Contract for Private Redevelopment. • The Mokossos are in agreement with the terms of the Contract of Private Redevelopment and have signed it. • • r~ IV. ALTERNATIVE RECOMMENDATION(S~ • Do not approve the Contract for Private Redevelopment. • Amend the Contract for Private Redevelopment and direct staff to work with property owners to revise their proposal. V. ATTAC~IMENTS • Contract for Private Redevelopment • Building Plans • Site Plan • Elevations • Landscape Plan • Purchase Agreement VI. PRINCIPAL PARTIES EXPECTED AT MEETING • Roy and Kimberly Mokosso, property owners n LJ • • ~~~~ • CONTRACT FOR PRIVATE DEVELOPMENT Between THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA and ROY AND KIMBERLY MOKOSSO at 6645 KNOX AVENUE SOUTH, RICHFIELD, MINNESOTA This Instrument Drafted by: Kennedy & Graven, Chartered 470 U.S. Bank Plaza 200 South Sizth Street Minneapolis, Minnesota 55402 Telephone: (612) 337-9300 • 286766v5 JBD RC125-267 • • 5~1 ~ 2-- CONTRACT FOR PRIVATE DEVELOPMENT THIS AGREEMENT, made and entered into as of this day of July 2008, by and between the Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of the State of Minnesota, having its principal office at 6700 Portland Avenue, Richfield, Minnesota (HRA), and Roy and Kimberly Mokosso (Buyer). WITNESSETH: WHEREAS, the City of Richfield (City) and the HRA have previously created and established a Redevelopment Project (Project) and Tax Increment Financing District (TIF District) pursuant to the authority granted in Minnesota Statutes, Sections 469.001 through 469.047 and Sections 469.174 through 469.179 (collectively, the Acts); and WHEREAS, pursuant to the Acts, the City and the HRA have previously adopted a redevelopment plan (Redevelopment Plan) and a tax increment financing plan (TIF Plan) to finance all or a portion of the public development costs of the Project; and WHEREAS, in order to achieve the objectives of the Redevelopment Plan and TIF Plan as hereinafter defined and particularly to make specified land in the Project available for. development by private enterprise for and in accordance with the Redevelopment Plan, the HRA has determined to provide substantial aid and assistance to finance public development costs in the Project; and 'WHEREAS, the Buyer has proposed a development as hereinafter defined within the Project which the HRA has determined will promote and carry out the objectives for which the Project has been undertaken,. will assist in carrying out the obligations of the Redevelopment Plan and TIF Plan, will be in the vital best interests of the City and the health, safety and welfare of its residents and is in accord with the public purposes and provisions of the applicable state and local laws and requirements under which development in the Project has been undertaken and is being assisted. NOW, THEREFORE, in consideration of the mutual covenants and obligation of the HRA and the Buyer, each party does hereby represent, covenant and agree with the other as follows:- ARTICLE I. DEFINITIONS, EXHIBITS, RULES OF INTERPRETATION Section 1.1. Definitions. In this Agreement, the following terms have the meaning given below unless the context clearly requires otherwise: (a) Cam. The City of Richfield, Minnesota. M (b) Construction Plans. Collectively, the plans, drawings and related documents related to the Improvements, which are listed on Exhibit D. 286766v5 JBD RC125-267 • ~~ '3 • (c) Buyer. Roy and Kimberly Mokosso. (d) Development. The Property and the Improvements to be constructed thereon according to the Construction Plans approved by the HRA. (e) HRA. The Housing. and Redevelopment Authority in and for the City of Richfield, Minnesota. (~ Closing The date on which Buyer closes on the Purchase of the Property. (g) Housing and Redevelopment Authorities Act (HRA Act). Minnesota Statutes Sections 469.001 through 469.047. (h) Improvements. Each and all of the structures and site improvements constructed on the Property by the Buyer, as specified in the Construction Plans approved by the HRA. (i) Minimum Market Value. $156,000, which is the minimum market value for the land and Improvements as confirmed by the Hennepin County Assessor. (j) Mortgage and Holder. The term "mortgage" shall include the mortgages referenced in Article VI of this Agreement and any deed of trust or other instrument creating an encumbrance or lien upon the Property or any part thereof, as security for a loan. The term "holder" in reference to a mortgage includes any insurer or guarantor (other than the Buyer) of any obligation or condition secured by such mortgage or deed of trust. (k) Pro a .The real property legally described as: S FAIRWOOD PARK, LOT 006, BLOCK 001 , S 54 76/100 FT Located on land having a street address of: 6645 Knox Avenue South (1) Redevelopment Project (Proiect). The Redevelopment Project established by the HRA pursuant to Minnesota Statutes Sections 469.001 through 469.047 and described in the Redevelopment Plan. (m) Redevelopment Proiect Plan (Redevelopment Plan). The plans for implementation of the Project adopted by the HRA pursuant to Minnesota Statutes Sections 469.001 through 469.047. (n) Tax Increment Financing Act (TIF Act). Minnesota Statutes Sections 469.174 through 469.179. 286766v5 JBD RC125-267 2 • • 5A-~ (o) Tax Increment Financing District (TIF District). The TIF District previously created by the HRA pursuant to Minnesota Statutes Sections 469.174 through 469.179 and described in the TIF Plan adopted therefor. (p) Tax Increment Financing Plan (TIF Plan). The plan for development of the TIF District previously adopted by the HRA pursuant to Minnesota Statutes, Sections 469.174 through 469.179. (q) Unavoidable Delays. Delays which are the direct result of strikes, labor troubles, fire or other casualty to the, Improvements, litigation commenced by third parties which results in delays or .acts of any federal, state or local government, except those contemplated by this Agreement, which are beyond the control of the Buyer. Section 1.2 Exhibits. The following Exhibits are attached to and by reference made a part of this Agreement: A. Form of Certificate of Completion B. Housing Design and Site Development Criteria C. The Note and Mortgage D. List of Construction Plan Documents Section 1.3 Rules of Interpretation. (a) This Agreement shall be interpreted in accordance with and governed by the laws of the State of Minnesota. (b) The words "herein": and "hereof' and words of similar import, without reference to any particular section or subdivision refer to this Agreement as a whole rather than any particular section or subdivision hereof. (c) References herein to any particular section or subdivision hereof are to the section or subdivision of this Agreement as originally executed. (d) Any titles of the several parts, articles and sections of this Agreement are inserted for .convenience and reference only and shall be disregarded in construing or interpreting any of its provisions. ARTICLE II. REPRESENTATIONS AND UNDERTAKINGS Section 2.1 By the Buyer. The Buyer makes the following representations and undertakings: (a) The Buyer has the legal authority and power to enter into this Agreement and has duly authorized the execution, delivery and performance of this Agreement; 286766v5 JBD RC 125-267 r ~~ ~~ (b) The Buyer has the necessary equity capital or will obtain commitments for financing necessary for construction of the Improvements; (c) The Buyer will construct the Improvements in accordance with the terms of this Agreement and all local, state and federal laws and regulations; (d) The Buyer will obtain, in a timely manner, all required permits, licenses and approvals, and will meet, in a timely manner, the requirements of all local, state and federal laws and regulations which must be obtained or met before the Improvements may be constructed; and (e) The plans for the Improvements have been prepared by a qualified draftsperson or architect. (f) Buyer intends to reside at the Property following completion of construction; and is not acquiring the Property for the purpose of resale or speculation. Section 2.2 By the HRA. The HRA makes the following representations as the basis for the undertaking on its part herein contained: (a) The HRA is authorized by law to enter into this Agreement and to carry out its obligations hereunder; and (b) The HRA will, in a timely manner, subject to all notification requirements, review and act upon all submittals and applications of the Buyer and will cooperate with the efforts of Buyer to secure the granting of any permit; license, or other approval required to allow the construction of the Improvements. ARTICLE III. ACQUISITION OF PROPERTY; CONVEYANCE TO BUYER Section 3.1 Purchase of ::Property by Buyer. The Buyer has, or will utilize its best efforts to enter into a binding agreement to purchase the Property. Upon determination by the HRA that Buyer has entered into a binding purchase agreement for the purchase of the Property, the HR.A will deliver to Buyer the Note described in Section 5.1. If no binding purchase agreement is entered into within _ days from the date of this Agreement, either the HRA or the Buyer may declare this Agreement null and void, and the parties will thereby be released from any further obligation hereunder. Section 3.2 Closing. Closing must take place on or before August 29, 2008, or such other date as may be agreed to by the Buyer and HRA in writing. At Closing, the Buyer will provide the HRA with a mortgage in recordable form (and pay for the cost of recording). The mortgage will be a first lien on the Property and will act as security for repayment of any of the redevelopment credit advanced to the Buyer in the event that construction of the Improvements is not completed on or before the date specified in Section 4.3. The Mortgage will be in substantially the form of the mortgage shown on the attached Exhibit C. 286766v5 JBD RC 125-267 4 • • ~! ~ ^~ ARTICLE IV. CONSTRUCTION OF IMPROVEMENTS Section 4.1. Construction of Improvements. The Buyer shall construct the Improvements on the Property in accordance with the Construction Plans, shall meet or exceed the Minimum Market Value specified in Section 1.1, and .shall maintain, preserve and keep the Improvements in good repair and condition. Section 4.2. Building Plans. No building permit will be issued by the City unless the building plans are in conformity with the Construction Plans, with the Buyer's Minimum Market Value, this- Agreement, including the Housing Design and Site Development Criteria contained in Exhibit B, and all local, state and federal regulations. The HRA shall, within 25 days of receipt of Construction Plans submitted in application for a building permit, review such Construction Plans to determine whether the foregoing requirements have been met. If the HRA determines such Construction Plans to be deficient, it shall notify the Buyer in writing stating the deficiencies and the steps necessary for correction. Issuance of the building permit by the. City shall be a conclusive determination that the Construction Plans have been approved. and shall satisfy the provisions of this Section 4.2. Section 4.3 Schedule of Construction. Subject to Unavoidable Delays, construction of the Improvements shall be completed prior to July 22, 2009. All construction shall be in conformity with the approved Construction Plans. Periodically during construction the Buyer shall make reports in such detail as may reasonably be requested by the HRA concerning the actual progress of construction. If at any time prior to completion of construction the HRA has cause to believe that the Buyer will be unable to complete construction of the Improvements in the time permitted by this Section 4.3, it may notify the Buyer and demand assurances from the -Buyer regarding the Buyer's construction schedule. If such assurances are not forthcoming or are deemed by the HRA at its sole discretion to be inadequate, the HRA may declare. an Event of Default and may avail itself of any,of the remedies specific in Section 8.2 of this Agreement. Section 4.4 Certificate of Completion. Promptly after notification by the Buyer of completion-of construction of the Improvements, the HRA shall inspect the construction to determine whether the Improvements have been completed in accordance with the Construction Plans and the terms of this Agreement, including the date of the completion thereof. In the event that the HRA is satisfied with the construction, the HRA shall furnish the Buyer with a Certificate of Completion in the form attached hereto as Exhibit A. Such certification by the HRA shall be a conclusive determination of satisfaction and termination of the agreements and covenants in this Agreement with respect to the obligation of the Buyer to construct the Improvements. Issunace of the Certificate of Completion shall also serve as a satisfaction of any obligation of Buyer under the Note: and Mortgage. If the HRA shall refuse or fail to provide certification in accordance with the provisions of this Section 4.4, the HRA shall within 15 days of such notification provide the Buyer with a written statement, indicating in adequate detail in what respects the Buyer has failed to .complete the Improvements in accordance with the provisions of this Agreement necessary, in the opinion of the HRA, for the Buyer to take or perform in order to obtain such certification. 286766v5 JBD RC125-267 • • ~~~~ Section 4.5 Failure to Construct.. In the event that construction of the Improvements is not completed as provided in Section 4.3 of this Agreement, an Event of Default shall be deemed to have occurred, and the HRA may proceed with its Remedies on Default under this Agreement. ARTICLE V. REDEVELOPMENT CREDIT Section 5.1 Issuance of the Note. As consideration for Buyer's covenant to construct the Improvements, and subject to all of the conditions of this Agreement, the HRA agrees to provide the Buyer with a Redevelopment Credit in the amount of $70,000. Upon the Buyer providing the HRA with evidence that Buyer has entered into a purchase agreement for the purchase of the Property, the HRA will deliver to Buyer a promissory note in substantially the form of the attached Exhibit C. Payment of the Redevelopment Credit will. be exclusively subject to and in accordance with the terms of the Note as such are contained in the Note or described in this Agreement. Section 5.2 Note Terms. The terms of the Note will include the following: (a) Assuming the Buyer is incompliance with Buyers obligations, the Note will be payable in three installments. The first installment of $25,000 will be due and payable at Closing, the second installment of $25,000 will be due and payable not later than five days following the date a building permit for construction of the Improvements is issued, and the final installment of ..$20,000 on the date of the issuance of a Certificate of Completion showing full completion of all of the Improvements including landscaping. (b) The Note will be cancelled if the Closing does not occur by the last date provided in Section 3.2; or if construction of the Improvements are not fully completed by the last date provided in Section 4.3. (c) The Note will not bear interest. (d) The Note may be canceled by the HRA in the event that the Buyer is in default of any of .its obligations under this Agreement. (e) The Note may not be assigned or pledged unless the proposed recipient certifies to the HRA that it is aware of and accepts to the conditions of the Note governing payment. (f) The Note will provide for repayment of the any Development Credit payments paid to Buyer under the Note in the event that the Buyer fails to meet the time requirements of Sections 3.2 and 4.3. Such repayment obligation will be secured by a mortgage in substantially the form shown in Exhibit C which will be delivered by Buyer to the HRA at Closing. Unless the HRA agrees otherwise in accordance with Section 6.3, the Mortgage will be a first lien on the Property. 286766v5 JBD RC 125-267 6 • • C 5~-S Section 5.3 Payments Under the Note. On the date payments are due under the Note, the HRA will make such payments by delivering the amount due to either the lending institution providing financing for construction of the Improvements, or the title company servicing the construction loan. Such lending institution or title company may then use the delivered funds to make payment to any contractor or materialman for work or materials .actually furnished in connection with the Improvements. In the event that no lending institution or title company is willing to serve in that capacity, the HRA shall disburse the payments, when due, in any manner which in its reasonable judgment will assure that the funds will be expended for construction of the Improvements. ARTICLE VI. FINANCING Section 6.1 Financing. V~ithin 15 days of the date of execution of this Agreement, the Buyer shall submit to the HRA evidence of financing for the Improvements in compliance with the provisions of .Section 2.1(b) of this Agreement. If the HRA finds- that the financing is adequate in amount to provide for; the construction of the Improvements, the HRA shall notify the Buyer of its approval. If the HRA rejects the evidence of financing as inadequate, the Buyer shall have 30 days or such additional period of time; as the Buyer may reasonably require from the date of such notification to submit evidence of ~nancmg satisfactory to the HRA. If the Buyer fails to submit such evidence or fails to use due 'diligence in pursuing financing, the HRA may terminate this Agreement and both parties shall be released from any further obligation or liability hereunder, except for the HRA's remedies pursuant to Section 4.5 of this Agreement. Section 6.2 Copy of Notice of Default to Lender. Whenever the HRA shall deliver any notice or demand to the Buyer with respect to any Event of Default by the Buyer in its obligations or covenants under this, Agreement, the HRA shall at the same time forward a copy of such notice or demand to each Holder of any Mortgage authorized by the Agreement. at the last address of such Holder shown in the records of the HRA. Section 6.3 Subordination. In order to facilitate obtaining financing for the construction of the Improvements by the Buyer, the HRA shall agree to modify this Agreement, the Note or the Mortgage in the manner and to the extent the HRA deems reasonable, upon request by the financial institution and the Buyer. ARTICLE VII. PROHIBITIONS AGAINST ASSIGNMENT AND TRANSFER Section 7.1 Representation as to Redevelopment. The Buyer represents and agrees that its undertakings pursuant to the Agreement, are for the purpose of development of the Property and not for speculation in land holding. The Buyerfurther recognizes .that, in view of 286766v5 JBD RC125-267 7 • • • 5H-9 the importance of the Development to the general welfare of Richfield and the substantial financing and other public aids that have been made available by the HRA for the purpose of making the Development possible, the qualification and identity of the Buyer are of particular concern to the HRA. The Buyer further recognizes that it is because of such qualifications and identity that the HRA is entering .into this Agreement, and, in so doing, is .further willing to rely on the representations and undertakings of the Buyer for the faithful performance of all undertakings and covenants agreed by the Buyer to be performed. Section 7.2 Prohibition Against Transfer of Property and .Assignment of Agreement. For the reasons set out in Section 7.1 of this Agreement, the Buyer represents and agrees that prior to the issuance of the Certificate of Completion by the HRA: (a) Except only by way of security for, and only for the purpose of obtaining financing necessary to enable the Buyer or any successor in interest to the Property, or any part thereof, to perform its obligations with respect to the Development under this Agreement, and any other purpose authorized by this Agreement, the Buyer, except as so authorized, has not made or created, and that it will not make or create, or suffer to bemade or created, any total or partial sale, .assignment, conveyance, or any trust in respect to this Agreement or the Property or any part thereof or any interest therein, or any contract or agreement to do any of the same, without the prior written approval of the HRA. ARTICLE VIII. EVENTS OF DEFAULT Section 8.1 Events of Default Defined. The following shall be deemed. Events of Default under this Agreement and the term shall mean, whenever it is used in this Agreement, unless the context otherwise provides, any one or more of the following events: (a) Failure by the Buyer to pay when due the payments required to be paid or secured under any provision of this Agreement; (b) Failure by the Buyer to observe and substantially perform any covenant, condition, obligation or agreement on its part to be observed or performed hereunder, including the time for such performance; (c) If the Buyer shall admit in writing its inability to pay its debts generally as they become due, or shall file a petition in bankruptcy, or shall make an assignment for the benefit of its creditors, or shall consent to the appointment of a receiver of itself or of the whole or any substantial part of the Property; (d) If the Buyer, on a petition in bankruptcy filed against it, be adjudicated as bankrupt, or a court of competent jurisdiction shall enter an order of decree appointing, without the consent of the Buyer, a receiver of the Buyer or of the whole or substantially all of its property, or approve a petition filed against the Buyer seeking reorganization or arrangement of . the Buyer under the federal bankruptcy laws, and such adjudication, order or decree shall not be vacated or set aside or stayed within 60 days from the date of entry thereof; or 286766v5 JBD RC 125-267 g • • • 5~1- l (e) If the Development is in default under any Mortgage and has not entered into a work-out agreement with the Mortgagee. Section 8.2 Remedies on Default. Whenever any Event of Default occurs, the HRA may, in addition to any other remedies or rights given the H1tA under this Agreement, take any one or more of the following actions following .written notice by the. HRA to the Buyer as provided in Section 9.5 of this Agreement: (a) suspend its performance under this Agreement until it receives assurances from the Buyer, deemed reasonably adequate by the HRA, that the Buyer will cure its default and. continue its performance under this Agreement; (b) cancel or rescind this Agreement; (c) cancel or rescind the Note; (d) foreclose on the Mortgage; (e) withhold the Certificate of Completion; or (fj take whatever action at law or in equity may appear necessary or desirable to the HRA to enforce performance and observance of any obligation, agreement, or covenant of the Buyer under this Agreement; provided, however, that any exercise by the HRA of its rights or remedies hereunder shall always be subject to and limited by, and shall not defeat, render invalid or limit in any way (a) the lien of any Mortgage authorized by this Agreement and (b) any rights or interest provided in this Agreement for the protection of the Holders of a Mortgage; and provided further that. should any Mortgagee succeed by foreclosure of the Mortgage or deed in lieu thereof to the Buyer's interest in the Property, it shall, notwithstanding the foregoing, be obligated to perform the obligations of the Buyer.under this Agreement to the extent that the same have not therefore been performed by the Buyer. Section 8.3 No Remedy Exclusive. No remedy herein conferred upon or reserved to the HRA is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the HRA or the Buyer to exercise any remedy reserved to it, it shall not be necessary to give notice, other than such notice as may be required in this Article VIII. Section 8.4 No Additional Waiver Implied by One Waiver. In the event of the occurrence of any Event of Default by either party, which Event of Default is thereafter waived by the other party, such waiver shall be limited to the particular Event of Default so waived and • shall not be deemed to waive any other concurrent, previous or subsequent Event of Default. 286766v5 JBD RC 125-267 9 ~~ -~~ • ARTICLE IX. ADDITIONAL PROVISIONS Section 9.1 Conflict of Interests; Representatives Not Individually Liable. No HRA officer who is authorized to take part in any manner in making this Agreement in his or her official capacity shall voluntarily have a personal financial interest in this Agreement or benefit financially there from. No member, official, or employee of the HRA shall be personally liable to the Buyer, or any successor in interest, for any Event of Default by the HRA or for any amount which may become due to the Buyer or successor or on any obligations under the terms of this Agreement. Section 9.2 Non-Discrimination. The provisions of Minnesota Statutes Section 181.59, which relate to civil rights and non-discrimination, and any affirmative action program of the City shall be considered a part of :this Agreement and binding on the Buyer as though fully set forth herein. Section 9.3 Notices and Demands. Except as otherwise expressly provided in this Agreement, a notice, demand or other communication under this Agreement by either party to the other shall be sufficiently given or delivered if it is sent by mail, postage prepared, return receipt requested or delivered personally: (a) As to the HRA: Richfield HRA Executive Director 6700 Portland Avenue South Richfield, MN 55423 (b) As to the Buyer: Roy and Kimberly Mokosso 9751 3`d Avenue Bloomington, MN 55420 • or at such other address with respect to either such party as that party may, from time to time, designate in writing and forward to'the other as provided in this Section 9.3. Section 9.4 Counterparts. This Agreement may be simultaneously executed in any number of counterparts, all of which shall constitute one and the same instrument. 286766v5 JBD RC125-267 10 LJ • ~~ i Z IN WITNESS WHEREOF, the HRA has caused this Agreement to be duly executed in its name and behalf and its seal to be hereunto duly affixed and the Buyer has caused this Agreement to be duly executed as of the day and year first above written. THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA By Its Chairperson By Its Executive Director Buyer, • • 286766v5 JBD RC 125-267 II • • • 5/~-r3 • STATE OF MINNESOTA ) SS • COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of 200 by the Chairperson of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public STATE OF MINNESOTA ) )' SS COUNTY OF HENNEPIN) The foregoing instrument was acknowledged before me this day of 200- , by ,the Executive Director of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public STATE OF MINNESOTA ) SS COUNTY OF HENNEPTN ) The foregoing instrument was acknowledged before me this. day of 200 , by Roy and Kimberly Mokosso, husband and wife. Notary Public • 286766v5 JBD RC125-267 12 • • r1 L.J 5~--i~l EXHIBIT A FORM OF CERTIFICATE OF COMPLETION The undersigned hereby certifies that ,has fully and completely complied with its obligations under Article IV of that document entitled "Contract for Private Development", between the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota and dated , filed as Document No. with respect to the construction of the approved construction plans at ,legally described as and is released and forever discharged from its obligations to construct under such above-referenced Article. DATED: By: Its: By: Its: STATE OF MINNESOTA ) SS COUNTY OF HENNEPIN ) THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY RICHFIELD Chairperson Executive Director The foregoing instrument was acknowledged before me this day of 200_, by and the Chairperson and Executive Director of the Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of the State of Minnesota on behalf of the public body corporate and politic. Notary Public This instrument was drafted by: Kennedy & Graven, Chartered 470 U.S. Bank Plaza 200 South Sixth Street Minneapolis, MN 55402 286766v5 JBD RC125-267 A-1 r • • 5H-~5 EXHIBIT B HOUSING DESIGN AND SITE DEVELOPMENT CRITERIA Siding materials, exterior facade presentation, roof, window, siding and building line variability, finished landscape, interior space function and use are all important considerations. The development of all sites shall meet the development objectives listed below. The guidelines were created to ensure that the homes built on the identified lots blend in with the surrounding neighborhood and respond to specific concerns of the HRA. 1. General: a. The home shall be single-family, owner occupied. b. The value of the new home must meet or exceed the value specified for the Development in the Contract for Private Development. 2. Site Standards: a. The entire grounds shall be finish landscaped to be aesthetically pleasing in all seasons. Land forms and plant materials shall be used to define the site and neatly blend with i adjoining property. b. Utility meters shall be screened from street view. c. Site drainage shall be accommodated on the site so that water is directed away from the new home and the neighboring properties. Neighboring properties should not be disturbed to create drainage swales. Construction and the finished structure must improve or not -have a detrimental impact on storm water drainage patterns in the neighborhood. d. Existing trees shall be preserved as much as possible. Care should be taken to preserve existing root systems. A tree wrap with board reinforcement shall be used on trees directly adjacent to active grading and construction areas. e. The construction site, neighboring property and adjacent public street and sidewalk shall be kept free of construction debris at all times. f. Air conditioning units must be located in the rear yard of the house. g. Egress window area well foundations must meet side setback requirements (a minimum of 5' from the property line), or be located in the rear yard of the house. • 286766v5 JBD RC125-267 B-1 • • ~f~-1~ h. Under no circumstance during the construction period shall construction workers, construction equipment or construction materials enter, disturb, or damage. neighboring properties. The HRA will solely determine whether a violation has occurred. A penalty of $50 per day will be assessed and drawn from the Letter of Credit after written notice of violation and a ten (10) day period for correction has been provided the Builder. Alternately, the Buyer may enter into a written agreement with the affected adjacent property owner(s) during this ten (10) day period. The agreement must describe the details of correction and repair which the builder will make at a specified alternate date during construction completion. The Buyer will be responsible for the cost of corrections and repairs determined necessary by the affected adjacent parties. Where disputes occur, the Buyer agrees to participate in mediation services to facilitate problem resolution. 3. Building Standards: a. A minimum of three completed bedrooms is required. b. A minimum of one full completed bath and aroughed-in 3/4 bath is required. c. A two car garage, attached or detached, must be provided on the site. d. Exterior materials (siding, soffit, doors and windows) should be low maintenance. Aluminum and vinyl are preferred. Natural cedar lap is acceptable if properly stained or painted. Hardboard panels or hardboard lap siding are not acceptable. e. Unit height and mass of the new home must be compatible with the scale of the surrounding neighborhood. f. All building plans must have been prepared in consultation with an architect or qualified draftsperson. All requirements by the Building Inspections Division must be met by the Buyer. g. A full basement shall be provided in the house unless the selected design results in a split level type of construction. h. House design is a critical element of the program. The HRA design review will include: The house building lines, window and door placement, and orientation to street for present a balanced and pleasing view from all sides. Windows that are double hung in style or appearance with muntins (window pane grids) are preferred, especially on the street-facing elevations. Garage door dominance in design must be minimized. i. All construction must conform to current sound attenuation building standards for properties located in 65-69 and 70-74 Ldn zones. • 286766v5 JBD RC125-267 B-2 ~~ U • ~~-1~] • EXHIBIT C PROMISSORY NOTE REDEVELOPMENT CREDIT NOTE $70,000 2008 The Housing and Redevelopment Authority in and for the City of Richfield, Minnesota, a public body corporate and politic (the "Maker"), for value received, hereby promises to pay to Roy and Kimberly Mokosso (the "Holder") the principal sum of seventy thousand and No/100 Dollars ($70,000), with no interest as hereinafter provided, in any coin or currency which at the time. or times of payment is legal tender for the payment of private debts in the United States of America. The principal of this Note is payable as follows: 1. The principal amount of the Note is as provided for in that certain agreement by and between Maker and Holder entitled: Contract for Private Development dated (the "Contract") and shall bear no interest. Terms contained in this Note shall have the meanings given them in the Contract unless a different meaning is clearly indicated. 2. The Note shall be due and payable the Note will be payable in three installments. The first installment of $25,000 will be due and .payable at Closing, the second installment of $25,000 will be due and payable not later. than five days following the date a building permit for construction of the Improvements is issued, and the final installment of $20,000 on the date of the issuance of a Certificate of Completion showing full completion of all of the Improvements including landscaping. No amount shall be due or payable prior to those dates. 3. This Note will be cancelled if the Closing does not occur by the last date provided in Section 3.2 of the Contract; or if construction of the Improvements are not fully completed by the last date provided in Section 4.3 of the Contract. 4. This Note is given ::pursuant to the Contract. All of the agreements, conditions, covenants, provisions, and stipulations and remedies contained in the Contract are hereby made a part of this Note to the same extent and with the same force and effect as if they were fully set forth herein. It is agreed that time is of the essence of this Note. If a default by the Maker or the Holder occurs under the Contract, then the Holder or Maker may at its right and option, exercise any rights it may have under law or at equity, under the Agreement, and under the Note. 5. The remedies of the Maker or Holder as provided herein, and in the Contract, or any other instrument, shall be cumulative and concurrent and may be pursued singly, successively, or together, and, at the sole discretion of the Maker or Holder, may be exercised as .often as occasion therefore shall occur; and the failure to exercise any such right or remedy shall in no event be construed as a waiver or release thereof. JBD-236919v 1 RC 125-240 3 • • • ~f}~-/~' • .The Maker or Holder shall not be deemed, by any act of omission or commission, to have waived any of its rights or remedies hereunder. unless such waiver is in writing and signed by the Maker or Holder and then only to the extent specifically set forth in the writing. A waiver with reference to one event shall .not be construed as continuing or as mbar to or waiver of any right or remedy as to a subsequent event. This Note may not be amended,. modified, or changed except only by an instrument in writing ,signed. by the party against whom enforcement of any such amendment, modifications, or change is sought. 6. This Note shall be governed by and construed in accordance with the laws of the state of Minnesota without regard to its conflict of caws provisions. Any disputes, controversies, or claims arising out. of this Note shall be heard in the state or .federal courts of Minnesota, and all parties to this Note waive any objection to the jurisdiction of these courts, whether. based on convenience or otherwise 7. Holder may not assign, transfer or pledge this Note without the prior written consent of the Maker. Maker may. condition consent on obtaining. a certification from the. proposed .assignee, transferee or pledgee acknowledging and agreeing to Maker's rights to cancel the Note in accordance with the terms of the Note and the Contract. 8. IT IS HEREBY CERTIFIED AND RECITED that all conditions, acts, and things required to exist, happen, and be performed precedent to or in the issuance of this Note do exist, have happened, and have been performed in regular and due form as required by law. 9. Any Development Credit payments paid to Buyer under the Note will be repaid to the HRA in the event that the Buyer fails to meet the timerequirements of Sections 3.2 and 4.3 of the Contract. Such repayment obligation will. be secured by a mortgage in substantially the form _ shown in Exhibit C of the Contract which will be executed and delivered by Buyer to the HRA at Closing. Unless the HRA agrees otherwise in accordance with Section 6.3, the Mortgage will be a first lien on the Property. IN WITNESS WHEREOF, the Maker has caused this Note to be duly executed as of the day of , 2008 JBD-236919v1 RC 125-240 4 • • • 5~^~9 THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA By Its Chairperson By Its Executive Director Buyer STATE OF MINNESOTA ) SS COUNTY OF HENNEPIN) The foregoing instrument was acknowledged before me this day of 200 , by ,the Chairperson of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public STATE OF MINNESOTA ) SS COUNTY OF HENEPIN ) The foregoing instrument was acknowledged before me this day of 200 ~ , by ,the Executive Director of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public • JBD-236919v1 RC125-240 5 L_J • ~~~~ STATE OF MINNESOTA ) SS COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of 200 , by Roy and Kimberly Mokosso, husband and wife. Notary Public • JBD-236919v 1 RC 125-240 6 • • • 5~-~1 MORTGAGE This Indenture made this day of 200_, between Roy and Kimberly Mokosso, Mortgagor, .and THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA, a Minnesota public body corporate and politic under the laws of the State of Minnesota, Mortgagee. Witnesseth: That the said Mortgagor, in consideration of the sum of One ($1:00) Dollar and other good, valuable and sufficient consideration, the receipt whereof is hereby acknowledged, does hereby Grant, Bargain, Sell, and Convey unto the said Mortgagee, its successors and assigns, Forever, all the tracts or parcels of land lying and being in the County of Hennepin and State of Minnesota, described as follows, to-wit: The separate tracts and parcels of land described in the attached Exhibit A. (The "Property") To Have and to Hold the Same, Together with the hereditaments and appurtenances thereto belonging to the said Mortgagee, its successors and assigns, forever. And the said Mortgagor, for itself, and its successors and assigns, does covenant with the said Mortgagee, its successors and assigns, as follows: That it is lawfully seized of said premises and has good right to sell and convey the same; that the same are free from all incumbrances, save and except reservations, restrictions • and easements of record; that the Mortgagee, its successors and assigns, shall quietly enjoy and possess the same; and that the Mortgagor will Warrant and Defend the title to the same against all lawful claims not hereinbefore specifically excepted. Provided, Nevertheless, That if said Mortgagor, its successors and assigns, shall keep and perform each and every one of its obligations with respect to completion of construction of the Improvements to be constructed by Mortgagor under and pursuant to that certain Contract for Private development dated as of (the "Contract"), made and entered into between Mortgagor and Mortgagee, and shall keep and perform all the covenants and agreements herein contained, then this deed to be .null and void, and to be released at the Mortgagor's expense. This Mortgage secures a principal debt in the amount of $70,000 payable by Mortgagor to Mortgagee under the terms of the Contract, and amendments thereto, between Mortgagor and Mortgagee. And the Mortgagor, for itself, and its successors and assigns, does hereby covenant and agree with the Mortgagee, its successors and assigns, to perform its obligations as above specified, to pay all taxes and assessments now due or that may hereafter become liens against said premises at least ten (10) days before penalty attaches thereto; to pay, when due, both principal and interest of all prior liens or incumbrances, and to keep said premises free and clear of all other liens or incumbrances; to commit or permit no waste on said premises and to keep them in good repair; to complete forthwith any improvements which may hereafter be under course of construction thereon, and to pay any other expenses and attorneys` fees incurred by said Mortgagee, its successors or assigns, by . reason of litigation with any third party for the protection of the lien of this Mortgage. JBD-236919v1 RC 125-240 7 • • • 5~ -22 That Mortgagor, does further covenant and agree that if any lien for labor, skill or material shall be filed for record during the life of this Mortgage, upon or against the premises hereby mortgaged, the said Mortgagor will, within thirty (30) days after the date of its filing for record, either pay off the said lien and secure its satisfaction of record, or will protect the Mortgagee against any loss or damage growing out of its enforcement, by furnishing a bond for the same amount in the form and with the sureties to be approved by the Mortgagee. In case of failure to pay said taxes and assessments, prior liens or incumbrances, expenses and attorneys' fees as above specified, or to insure said buildings and deliver the policies as aforesaid, the Mortgagee, its successors or assigns, may pay such taxes, assessments, prior liens, expenses and attorneys' fees and interest thereon, or effect such insurance, and the sums so paid shall bear interest at the highest rate permitted by law from the date of such payment, shall be impressed as an additional lien upon said premises, and be immediately due and payable from the Mortgagor, its successors or assigns, to said Mortgagee, it successors or assigns, and this Mortgage shall from date thereof secure the repayment of such advance with interest. In case of default in any of the foregoing covenants, the Mortgagor confers upon the Mortgagee the option of declaring a default and hereby authorizes and empowers said Mortgagee, its successors and assigns, to foreclose this Mortgage by judicial. proceedings or to sell said premises at public auction and convey the same to the purchaser in fee simple in accordance with the statute, and out of the money arising from such sail to retain all sums secured hereby, with interest and all legal . costs and charges of such foreclosure and the maximum attorneys' fee permitted by law, which costs, charges and fees the Mortgagor herein agrees to pay. In Testimony Whereof, The said Mortgagor has hereunto set its hand the day and year first above written. JBD-236919v1 RC 125-240 g • • • 5~' 2 STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of , 2008, by Roy and Kimberly Mokosso, husband and wife. Notary Public This Instrument was Drafted by: Kennedy & Graven, Chartered 470 Pillsbury Center Minneapolis, MN 55402 (612) 337-9300 LJ • JBD-236919x1 RC 125-240 9 • • • 5A-z ~ EXHIBIT A LEGAL DESCRIPTION FAIRWOOD PARK, LOT 006, BLOCK 001, S 54 76/100 FT r~ 286766v5 JBD RC125-267 C-1 • • • ~~ ~2 5 • EXHIBIT D LIST OF CONSTRUCTION PLAN DOCUMENTS • Contract for Private Development, fully executed • Building Plans, approved by the HRA for design considerations and approved by the Building Official for construction considerations • Approved Site Plan • Landscape Plan • Purchase Agreement for sale of Property from Buyer to Homeowner • • 286766v5 JBD RC I25-267 D-1 • • • II II II II II II it z -u- -~, p Ii H II ~4 II ~' II W" II H II x~ II ~~ II I I I I it it I I I I I I -~-u I I w 0 a6 V II ~I . 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H099E 3899E .o-is x ,E'E)'g A-S * A-R'O8 099E 9099E - a a~~++ °i ~Gd ~+ of 4 °L-,7 .~ti-,5 .~S,Z .TL-,2 .L-.9 .G-,{ Q ~c- i a O~Oaz L~~J O Iyy ~ A-AE .0•,Z ~ ~ z ~ O MOnH 3PRI 3O0H ~ ~ ~-- - - -J MO'I'iB H~ll'i .IOON V C O ~j ~ ~ ~ w o a r~ u n u 5~ ~ 3~ w ~ ~n a ~Q ~z ~ `~ a ~~ r A~ ~~~~~ a .. y .... 04 ~ pppa$pp~ w ~wa y ~Oz ~~~ W ~ ~ OQ ~ O 0z X 3 :7 F ; a ~ S y s ? .. n'. m ~ _ g~~ ~ ~ ~Qm e~~=m x~ ~ rL~~>~ z o ~x .a a ~ ~~ n ", ~ z V z < e z _ G x ~ .~ ~o~ ~~ war ANA ~z ~ ~ Qz~ ~W ~~~~°E ~~~~ ~~s~ o~°g~~ ~~~~~_ _~~~~~ o~ ~ C~~~ ~~~~~~ °~$~a~"L ~s ~zpi • • cr~~ 1 F.y n ~F.J~ W M U ~ a c~] uJ H ~ w 0 ~ A 30 ~°z ~ ~' ca A ~~~~~ ..~~ .. a .. ~, agg ~C~qa m ~ ~O~y ~~~~ VJ W X ~z O~ O~ 4~j ~~ ire =E~ 3~ z~P R~~ ,65 z ~z ; i a~ 30~ O S O °~ O s "' spa F z ~<3~ 3~ z ~~~ '~ z ~~6~ ~~ a ~d°uo~ 3 0.ad~ W F G L ~~ 0 o ~ ~~ a v ~~~ ~ ~e r-ca-z ~~ V ~0. s ~~ ~ _ z G' 6 ~~ ~~~ ~~ ~ ~ ~ ~ 3 ~ , ~ ~ ^~ 3 ~aa q ~~ z~ AS a a ~ ~ tpu¢ ~ a = (\ c ~ r ~~ I\ \ ( J l\ a ~~ ~ ~ ~ ~ ~ (~'~ ~ W ~3 Q ~z .°~ a~ s ~"'~, ~ N n ~ akkma ~~~ Z O ~~ ~~~m° ~ ~a~ ~ ~ ~a~~~s ~~" d~ ~~~{yZa a~ ~~~s~; ~m~°~~ucZ~m C~ Om ks dug ~~'~G °~~~ ~G6 • ~- U wZ ---1 A r S 1~ f~ T 3 A v ` ~' • S ~ p v ~ t ~ < ~ ~ < t=om- ~ o ~ 3 '3 -~ h r° `'1 °5 > o ~' ~ N ~ .A ni ~S ~ ~!~ ~ ~ * ..f- ` ~ ~ ~ ~ t,~ .s + 5 -r ~~ ~ 4 3 C L ~~ S .~ ~ r ~~ ';,'~ x ~ ~ ~ .::C j s fir} o ',r~ ~~: ~ • ~~ ~?, 2 ~9L'hS x~ °; S i m-------~ o--~- u n 'c i ' -_ ~r-- 1 • • ~~-33 • HOLD HARtUiLESS ~GREEMENI' Dorothy Irene Feist; seller, Kimberly A. Mokosso, purchaser, ,Dan Murphy of Generation Realty, Listing Agent and Jason K1ons of ReNfax Realty, Selling Agent, of the property located at 6645 Knox Avenue South, Richfield; Minnesota, 55449 , legally described as foNows: The-South-54.76-feefof-Lod-6-Block 1, Fairwood Park, Flennepin County, ------- Mnnesota • • do hereby certify and agree that the commission of 5.4% of the contract price of $185,000.00 will be paid out to the Listing and Selling Agents at the time of the Contract for Deed payoff per the terms and conditions of the Contract for Deed. GJ f .. . Do~ Irene Feist, Seller f r Dan Murphy, '~~~ era#iorcR~gi-fy %! ` r i ~~ Kimberly A. Moo, purchaser ~J-aeon Klons, ReMax Realty STATE OF MINNESOTA COUNTY OF AN(3KA Scribed and Swarm before me this :,~:,,~:... day of ~.~1__`:-„~: , ~:;-. ~, , 2006 by Dorothy '~, Irene Feist, Kimberly A. Mokosso, Dan Murphy_and Jason K(ons ,_, _ _ - '~3~•. ~• ~. . L4R! vAR~tER Notary Public .-~- NOTARY PUBLIC • MINNESOTA '°..^~~5' Casrrtkssion ~tes.€~rt 31, 2x14 • • • _.... ... .... ......... , .~ ....:..,~o ~ v:a _ _ rmrl- ltu: mu~uva uMUlir .'Jal 28 06 03:50p Eric M. ~an~s~ rnan ~ 703-493-0~51 ~ui•~o• cave ii•~gr~a SA~~C~ ~io•6s84 a, 2 ~~~T~A~~,~ ~.~~~ Tf~$ CONTRACT FOR DEED is made snd crttesed idut this g`th. day of 3t~ ,2t105, br sad beiwesa frothy Fist, Clftet =ofesr~i. to as "loiter"), sad ICi~ 1Vlnkossa (heraf aaftrd zafaaed to ~ "Bnycr"), rallactia~ly rem to P'srfies. ~~TT'NBSSE'TF~, that if the Buyrx s~11 f tst rnai;s tizc gam ~ p~aua tie ca~venauts laeerainaftezmaeatioa~ as his part ba be msuk sad perforbae$t the Seller hesnby aavenants ~ agues to convey m the 8t:ycr, his Ifeita, sre~tore, adre~r::rtratocs, persousi ~~~ ~ sssigaa, is fee sungle a6e, akar of all eacum try a good sad stsfficiaat doh or egedvsteat deed, that Prapesty ~'~Fuh'~7 sitnAtcsl is ibe C.vuaty of Hennipcn, 3t~ate~ A~aesota, ~orc ~liy desca'bed oa Exhibit "A". attsr~! h~tc sad m,de a pact hs;oaf. The sale afthe Property (tad the t~l "~P~Y'~ shall iaclvde ali bail oa tI~e duigs sand impraxersseats -4~A~rtY ~ alt ri~Eti, t3Ek Bad amt of $Cikr is s~ to adjace~ni streets, mats, alleys and tights-of^way. The sale oflhe Praperty shalt also iatlnde the foilo~riag fixtures sadpersos,~, P°~P~J' assncinte~d with the:~?xap~ty.-{uaye~se spec, ~dtadad ~ ail of wtairkt-(if say) e¢r awned by Boller fxx sad olcrtz of all tietss and t~aetrnbtaaccs, iacluau~g; The foliawiag items ars sp~eally exe3~3.~, this oanbraei arxi shaII riot ~ t.^mtsfcrred .~ Bayer as ~$ part of the Pbogtxty: The ac~aI ~Se is being sold a3 ~t teas dower wiiEr no expressed value ar ptssonal I~P~Y lxicluded • Nat spp[icable (Ex~leuied itr~oas) PACE ~4N8f IliAY4~£$NT' ~~ be,~ein ~ sad to pQq to the Feller the ssa of Uus eighty Elul thdusasd boilers ~3185~1~.00j with $a interest zate of Q% as the puruhasa price fez the Prapettp, as (allows (select w~ one or maFC tf~t c~p1y): T~ ~~'?P~ ~ vf~7S5_{H!(~Q ~17,ess. Aftrs at dawn pa~eat of 3,~Od:00 dollars, lac balance of 182,t?OO.W shell be payaksle iu;mo~uthiy instaihae~s of 1 28th deg of August, 2#I06 sad ~-~ Dcltars. bagirs~9g on the until the ZStta of A ~'~~ on t~ 28tH day of each sad eYezy iflasstl~ t8sr ~r ~, ~~ ~ s~ ~ ~ ~ ~ ofRi~la wb~ ~ ~ Ptrysocat of ! 58,OQQ_{m shall f~ due, a~ the Sayer shat! t~rve t}ae right to re~macc the . F'rOP~' gad e~c~tc s pvsw.~bt~se: If prapexrty must be closed before t~ twa Ycar c3eadlime, a ~l.~Q.O(t p~xaonth will be svaisect.~ fic3-nthr ~I:Sa,ttQA.OQ for Arab ssicoath a psys:trrrt is rnsda. ~~~i p2 ~-5-$S C1aNl7.[~t:1l~I OF PROPE3~1'~ BaY~ ^°~s the t~rs~il~rty "era-:s" x~t$otlt.aayfype of'wanaaxY Neon. Bays fsa~t~r trndesstat~~}s'tha+ Seller itas not made and doQS net snake aamT ~~~ aa~ warranties of asiy triad as to firs Camditifla of ties P. txpe:ty, bs~iidiags- LmPro~-a~ts ~or ~xcvx~s Ioaatcd th-sr,.oa, aadlct t~bc laraiioa of the bottssdaries of the F.~p~ tjr, , - t - • J ,l-`~--- • • Jul 28 (~ 03:50p Eric N!. Lar~german 763-493-0061 Dui .c.J• cuva s•carM ~,r~'~ ~ No•fi38B ~_ 3 • AS-IS Cb1r1EIlIFI©3~I f3F PROP'EATY 13uyrz accepts the Fmpert9 "sa-ss„ +withorit any tygc of wasrar<ty thsraaa. Buyer fitrthar ~~raads that 5ettec fray t~et snsde aad does aot make ~Y ='-tiosss or wao'amies of ~y triad ss to the Coniditioa of the P'toparty, ~d~ isnpravetuents ar fixtazes located tliexeor., aad/ar the lncahoss a:'the bcnmdaties of tine Pzaperty. bEED AND EYIDENCL tali?' T14TLE Upon pays~}t of the total pstrehsse price st~3 otlse~r ama ~-ilt, at Saller'a ~'' mchuliag ~ ~ BuYar, Scher expe~e, deiives a Statutory of Geaeral ~Vr D~ ~+ e propartjr to Huyet, Eros aisd clear. efassy lima or eacumbrat~ces other than taxes aad assesssttemts for. the cs~rcrnt year ?`~TLE Title shall Iae corsveytti free sad clear cf all etsccursbraac~ $a3-, mentioned herein, eats, _~ ~cxpt t;6o8a mestgaBES ~' liens, if conditions of record not ~ ~>~cns, r.-s~rat~o~ts, Covcns~ts and `API"-d ~h +s FQa~'b~itj' of rasrerter, right of reeatr~r ar c+sher ~+evarter right which amvuata to $.g>~ptticrn-af thm fi:s, aad snbjeat also »o $pplit~Fsla zrsaiu~ ard'saaaaes a~ud zeal data. taxes for the year is which the bead is dellvet+ed, aexi thereaRa. ?AXES AN1D ASSLSS1ME11'1`S The ~ agr'°°s te: pay all f~tea, mex~, orsmposii~ans tlss~tsrta4Y be ~cgally levied or isapased upon said load aFriofiosted as af#ixe date of this C.a~tact. ~~ of ~,oss ~xn t;,tsul~NC~ • Risk of loos by ~g~. foe or other r;asualty is as the B ~ tns~a, ~y at least coasteat~ uabil~. ~. '~ Tl~e i3uYer agrees to ~ ~ with ~ ~ ~ ~, baZara, and ~vi~ , a~ to the Sallee for a sum aot kss than ~ fiat lr-ssu~abie emu= All irssurao~ca proceeds stt:astl be ptpal~c m the Buyer. Lz she event cf $ lose by t'ites or ~~'* ~ ~~ ~ oitli of the pasties shall. be as foIIerws: a.1f the @amage is the Pmpcrty sadl ar beu7ding{8) is }ee,5 tl7sat veins of the im~xoovozaesits, the ~elles• afraFl be ols ' ~ f5~°~o~ FeaCetrt of the fetal bc, sad rbe 8uyar sdsadl eitb.~ zssEa over dace • ~~ to ~r °r ~' ~ the csbc may direatiy to the seats df snch zepsir or taco ~ prvcae~s ~ ~ Sails of apply the proceeds Insurance fps over sad above the costs o~ tl~ S~y-V r 1~ag wed to say sarptus far sstY deficiesacy af3er appliratboc of @se ' ~ ~ ~~~' sad the 8tryer beistg liable meu~o ezsoaey to such casts, b. If the staznsge m tlae Pmpexey acd/ or builctit}g{s} is is ax~esa of vat'ue of the iaaprflvcazcsets, tlta ,Hayed sFzall.have the ~ (St?'/.) Pea~rtt ui'the total fo11aw1Ag sucFs Casualty taro ~cn as to ~ to repair or tecorstxtint ~1 UUL p.3 (t } Zf she 3nyer alerts sot tro repair ar:ecaszstruct, then tlae tragaid bals~noe ofsha teagether with acs.•nstid iratet+est >3a 3atr, bast cxe~txi'tng uae;artied is ~ P~e~ ~' bec~eic due atui pays+ttb}e farthvitb. add t}se }osura~scc mom` shell ~ the °~°°s of tint Fronds shall be $P~}ied towmrda let 2- ~r ~1 • • • ., ... .... ~.. u.., ~.. i•n~ JJfrNf.i7 i OY.7 Cdlllf- flfG dfUDI:UC. IsKUUY 3u1 28 06 03:50p ~ Eric M. Langerman 763-493-0063 ~us•r~• LU116 3~L~!'M ~~~~~ No.fi306 P• 4 tisc appiicatios3 of snob sump say sur~2us of ths: insot~x pzvexeds over and ebave the 8uycr's obi shaII be Faid to the Bttyer_ Sn ~ evenE that ttse con~ct is geed out as a resuct of the aPpltcation aPtha iasui~ce paocexds, the Seller shall delivex a deed to the Buyer sad coascmamettg the ticarsacbio~n. Ia tEse event t3~e oasstzset is no# pdd out ss a rosult of the aPPlica;ioa of the ~ proeoas pzusnerrt to ast eftCecion trot to repair or reC01i4~i3Ct ~Ber casualty, ttse Proms alutl be: cxedited to rho eccoumt of the Buyer sad the Bayer will ~atiaue to make ~8~ P~~ Pursuant to the tetras of the contrast uati~ the Buyer's obligss£ars src satisfied sad the coaztraot caasummated. a} If the Buyer elects to tsrpair or reeQasiruot, the iosy~re p=oooals ~atl be applied by rise Seller b uses costs of soh zegair or recen, the. t3aye:rr shall subaut the bui'ldiag pletss b the Scliex for +tppYOVaI, which aFprotral shall ba girasnted 1£the value of tIx land aftCr tbn repair or rax2astructiaa will 09~ or excetd thti 'vxiue of sfta Isod lately Prior to tilt may. If x'e4~~ by tbe: Roarer, the Salley will, a~ approwi of the Buyers ba#ldiag plraa, tcua over the iastt>,anoe praceeda ffi as izsausrunx ~itstee for ttsa putpassa of psysag for tiu repaiz, at rexozsstructiosi Any scsphta of iasuractcaprnreeda over sad above the coats of rapsiz or ntCOSZStnu~tioa shall be deffveec~ed to Ikea Buyer, assd aaY ddiciency sing ~~ application of asxdi proceeds sa the costs ofzepair or:ructioa shall be pait# bp-tha ~r~, F..A~l1tElY'i< D41K~Ft!' :n the event that any ar art of the prsopeRy is taken by eminent. domain dtsriag the ~scisttnce of ti;iis Cvnn~ct, the rigtcts sad obtigatiaas shalt bet si follows: • a. If the. amount takes is Icss rhea ~ (509+G) ~'~ fatal value of the pr,egarty at she three of the taking, fire satire award swell be paid tQ the Hayes sad the enrstr~act a6all cosstiutae uaa$octed by the ta3drsg. b. If the emouat zalea is taote Ilssa frflj• (5{N/e) percaat of the total valve of the psvptrty but less theca xventy five (75si6} gesroent oftbe t+ot8i talus at thy txaee ot'tse taking, (i) if the talus of tlae property Ong is egtiai to twice ttfle.azcaurst of the Buyer's ia~~ ua3er the oorttact, tlnea tlav euxtire awstccl sliaJl be: geld to the $uyrr sad ~ corftzaot stsall coatiaus vaaffertsd hp the taking, bstt, {Z) if the value of the property rrtaaiaia~ss less 'than twice the amount of ills; Btty~s iadebteclaess undesr the cont:~ tbcs~ so synch of the sward ab~all be paid io the Sealer ss to edaca the oug iadeebteiness of the Buy; tia3er the contract to s pout vvhcne tixe value o. ~ i?roF~•y sot taicca is esgsaai to twice the s+e~mair~aag outasat~ding aess tt~cr the ooatraet, tke balance of fires awat+r! sbaSI be patid to t4sa Bu)~r, sad the aoatrsct as thus accelerated es m the final paytsneni shall caat~nne ,unaffected bt zh+e taking, fir, sicsdi atmaa as anti nr,.cxasary for the useful a3Jteration m restoration of the ~ooade:nned portion ofthe property s6aII be appli~ad f+or sescb purpose befaze the r+a~s:>sag gar:ioa ofthe t~0U:3 p:4 r • • v ..• v., vv v... ~.~ aim J.~GJi.0it>Y.7 .fu1 28 06 03:5 i p cric N4. Langetr[;an U in.r. mus~un GxuUY !~f!(I4 X63-493-061 ~.5 to gay nut tbz coatrs~t, scab sera izrt:~ze$ awed ir~est to .date,. but exe~vdi:zg uz~t;d interest, and the balatt~sc c'f tl7e $warr3 shall be paid to the SuyeL The caatract ws'Ll tbfua be cam aad the Seller wa`~ eaavcy to flee Stryr~s say ofthe gragertgr herein iuc2au~ wiric~t was net tal£ea by Casineeit dtemain..Cn the e~.t the au3tsttut of the a~-ard is iastaFnaieat m satisfy. t3ie oatstaredir~g ab1~~Qns asFthc$~ to the 5etler, exc~3i~g uacaracd.intereat, the•csrntract shall acv'arthc2ess bs tesaesss~d ss pz~vugly pzovidcd in this p~ragraplr, but the Seller ~ be $~rt~d tcs sac fc:r s saor~yjrfar arty de$ticncy hetwtwn ~ azaortrtt of the as~ard flee ovtstisad3ug flbla~atlons of the Srt7-cs. d. The pt+avisioss Off thds P}L shall ~Y Esc ~ any acttFcaecnt of ngtees~t~t rcachrd _ bt;;twe~ the Stiyer and ez~ny ctxpo:atirrn, sutisc~rity of agency I~avi~ the pawner of ems; acxnu«iu w~i~eby the Bt3Yt:Z "V~D1tiIIt8!'~y ~DAYe3rg to silQb, R~*raCy, 31lthflr7ty, OS carpoiatioA irz. ot3ct° to avoid condct~sattion proceedings. viat,-~a a vx,c~.,~T _ - _ _- --- - _ The Buyer m$y FAY ~ ~xc helrs9ce ant~aditR„ u srey L;anc witfuiut gcasit~r and witixiut notice. Svfuh pmpztysz:cnt s~tii include tuxsarned fs'~ Upog $~$ pregg;~+ment, the Sew shall ~e t<vettly {2Q) days in w~h to deliver a w8itanty deed or cqulveleat cam. i:lpcsa erx:~:.u~an flf this t Stayer s}tali talcs pt-ssese~inas of tho. Pzv}~erty ante shall enjoy Peacefiit passesetlan ofthe Psttpcrly far as long ag t23 petys~isrs due tutder skis sprat are -made in a tiazzeiy *~-~± .,nr~.* sad aI} OR~r 1at~rs and aovenaats fate comp#led ~rit~c. T~~~ ~~ T~ ?~S~lr1~~ • Tiase; is ~' Ehe esseaoct: with restptaot to t6a ttrass anal gravisicros t:f ihls Ccnetraat. Tbc t~ of each PBY~~ st:e11 ettso bean essesatiBl past of tkria c~ettcact, 'L' »a'AU3.T B~ crrr ~ ~~, is case of the Failuca afthe Seiler to oa>agly with the t~ oftkis Camffxaet to to perFoxm nary of the covenrara herby wads ~ esstczed issta.:ise r`luyar sIssil hevc;ha ogtiaa to cti~llcct detasages sY law rrr iv cl~:azesi specific p-.ifc~~ce= os3s~ ehd reaeaa~bFe attaF~s fees $~~i tl~ Seller. ~F~p a rr .r ~v nx~,rnr 3f Bugcr fsi'ls to ms~e ~,i' Fa,Y~,t ~ ~dei ties Caa#te~t er faiFs.tc per-form ~y coyest, tech ar t:t3nditiaa n~ecireti by tks Contz~ on a; hef'~+e the :tee daft; Selkr ssesll ,~ivs Buyez a aoiiaa o+f default or gerfortar.art~c {"Notice). The ~totice sitsli sr~t~a that $uyez fs .ailtywtd faurtt~st (l~) daY& flares the data cPths hT~ice to aisre il~e ii fgcsit ar gerforoaace. Yf tke tiefasiii cz fffifure afgerformsa.:a 3s net cv2icd'witlsi~the l4 ciaY tiszze ~'iod, draft SeIIc sl~f haw at Salley°s optiaaa, nay of tae follvsfvia~g rs~s,-dies: ta) Give 3uyesr a writtGa aussit~ spyaifyiag •the feslu~ to cure fife dcfesult or parfc+rar~n^- ("tiotict: of Paslttit to Cuz~"; and is~c~smsn,~ thm Buyerr #l~at !f tTxe ~iafa;alt ra-~uea,far am additioapl fiflcaz~, {15) days t ssrvics of tisO "1~,taticf of Ft3i1 to C,sre" t3tst wiiht~ ut f'testhcr ~o+~cfl, this Ct~tatce~ct slzat2 be cattcxlled and te~riiztatted aserl 5zIlermay ~osseasioaaft~ Property eta itr. ~ ~ • • • r~ .. v va . vu t•nn auc.v~a i O~ty .•. PID.m- 1riD OIU~I.Ut'. IsMUUY ,iui 28 06 03:51 p cric M. •`Langerman ~ 763-493-ODB i au~ •ca~ cuuc 's:zxN~t ~~-3 Na•E348 ~. ~ of perforsnaaca is s~otcurbd within tbn l~ ttaytis~e pc:riad, tlie[t ~s:tler saaa2l Izav4 ac Seller's aptiva, any af~he falfowaag a~iedies: ~UUS p.6 {a} Give Btryer a w~itsea notice spxifyit~g the fsi2~ to stern tf~ defauli-az parfosraaaco {'Notice of Feilzae to i~ro"} srid i~brtging the Sc~yer~st if~he d~utt ca~ttiaues fcir as e~dsticnza! fifteen (I 5) days eaftear service of tbo 'filotice of Failure' fa Cu..e" t~ without fug notice, this Cvt:fr~t s~haIl be rancetld ~d remtiaet::d $ad Se~S ,nsaY a Qasseaaiissn of tba Pmpcr:y ss pzovidesi 1tGrcia. Bu~ar shall far~it ail p$yaxat9 made by lzim td dace as this agrae®.e~ (inals:diag isxes end asseas~aeats } a3:stl said amount {paid to Seller) shall ba s~ataiazcd by flee Seller ion fall sstisi~a anci liquedettion of e~ stts~acd br the 3eller> Seika~ a6sil have the sift to r'e;.nts:r end to tea inuaed:ete po~essiaa s~f`the Pmparty wathngt beimg liable lu say acmcaa is tresp~s, or odier9Rise, and to sor~c stub se3fh,clp tecradites rsr other tics es slaati place the Se9ier ~ ezelusivc gasaessiosa of tFa: prezaises, Buyex b~~~ t~ ig tt~se evert of default vxlsl~b is sat d by rya and ts~-~~on of this Cas~tract, axu£ if 3uycr fails to v~cettc the l?rapecty, 9-~ shad have the ,pa ~' aPP~Pr"%~ court actic~: _ - -- - - ~ to_sabtaan- ssessiazz- 5ellc~ s~sll also be esttfid to :scope[ suich otlior damages Es ttaay- m8Y ~ dne which sre-castled by erne acts or ~glFgeaee of Buyer. Crive tlio 3u Cb) ycr r+ writtfla aotire spenifyiug the fair to c~ tbtc det'ault or p~orm$aee ~`iVaticx of Failure to Core"} and ~tforsaiag fire Buyer that if elan default cantizsties far an additianal fifteen (I51 days ~ savicx of else "2~7ottoe ofFesilure ~ .C~^ ~; ~ .further notice, the esttise i~~ balance and nay uap~d ititezast stssll be due sad payable izamedia#oIy= and Seller may twice any appn~pz3ate neuaat a~aittst Buyer fhr oalle~an of,~ astir:- ~c{pe1 balance and any unpaid iatcresc ~~ m tlin'l~vs of the State of $ota. Ali casts sari expenses of cailectian, by farectastaq cnc o#hcrwise, ~1->~tg rrasoaa~-le atFamay's test, shat] be Pad b5' ~ Bnycr. sass alt sttc3t auras a~ hs,~by secured by tl~i5 agreement. CE OF ~~TY T.bn BRyex will not perm$t, +~rait or ssLffer traste and w+.ll tit,t Psngei#y st all times is a state of gvc3 roQeir sad coxsdEttcsr, emd i+vt'ti aot do ar pcnait to be dsusa anything to the Prnp~rty that wiI3 in nay wrcy iaapsir air weaken nc~ aecttrhy af`thc'Scller'a title. Ia cxse of the eeSitsal, negixt o: inability of t2tc !Sayer eta regaaic earF aosiaiaia said Ptvpcrty, the Sr.Iter Wray, st ~ Seder's optiaa, mslae such zepaus yr cause the same ttt be snade~ sad advenee ~~y iA sit ac~lf. whic$ strata ~.vascd car sxsts of ~ sbatl be t}ae oblig~iasn of the Buyer sad sitaii by secured by dais Caaatract, lax the eveQi dais Caatta.^t is ~ 8r<sd Buyer is setlttacd tp Fehita the l~perty to Boller as ~•Y be rGgsaired ~ the tunas of this Contreet, .ate ~~ fo retsscn the pcoperiy to Sclkr is subst~f8t3y tlae same ~a3ksiou, as rt nssw ~ wea< and ter cxecpted, seil~ z+~-v~ flee right tQ inspect the lxoperCy st nay rime by giviu8 B>:y~' seasastetbk aatice. R;~ORl7l[i~~ ~ tF~ia may be.z,ed, ~ ~~ t~eovsd s hTatiz~- pf I'ez'enirtatiau o#'said Caitract if the BtQ-er defea:.ts in tlae ~cc ~af the Suy~'s vbis,gs~ns aa,d ~s>i~porsib~ities wades this eantcact asader tar. ~sws rs~'tfec 'SSsrta c9f'I~rtesoss ~• IJ~_ ~~. -~ • +• v •fa.z VVi.v ~a~V2J Jul 28 (36 03:~2p Eric M_ Lar:gartnan su t • [:, • L3tU0 S:7~Yt1 rmm- zac atvawa savor ~~ ~~~ ~JUUti p.7 7r3-493-0051 Ne.i3~$ P. 't ~R4'GAGE ~Y SL~LER Dhiriag the Bfctime of thin Cantrac,7, Seller ~' act glace a ~ tact the shall becntme a lava oa the Pao a of tl-C ~P~Y, wl',.ich renew any rxistr~ ~~ ~Y: sz?=P~~r ttr the r' cr, ~t a~ay ccantun~ e,>zd mortgages is not, at $ay ~ ~ ~' 8s laag as tlsa total ssaosmt else oa ~ outsia~ding r tlatsa she unpaid baleace w~.-r this ~on~act Ff $elCer's iute.~ ,ba the Prcpe,~. is ax say time ~be2ed b s parfvras alI abliigezsta~ ~is~rthemao e Y She, Sall+er amass to tlsc mar+,gage as '~$$ and tQ make aFi psyatsnat5 flfpESrtcipal rid lat.-rrsz oar ~Y' ls~oaae duo. Seller fsa tber woes ~ P~~ ~~ of axa<y sued: ~nyments to Buyer upon Buytr'g ttamand, 3f Saner defaults oa nay such axQrtgage ar land ~'~ $uYa' shall Issue the right ~ mt~• ~, aeoe:ssarF psYt~aculs or take aetia~s ~ u~ ttie defatstlt asad Bayer ~ be r~mbtr~ed be sc~virsg credit f tins' t^.aa~tsact to Y Pasta t~ ~ daze cc'ari13 becorma dtae: ~QNYRY- _ _ . _ 1heSa2ie~~QE871~ ._ . _._--- --------- -- -- aot be a rest~es ~ to sx~nvry, Seller's inler~t aaa the FsopeatY- 5utdt cct>sveyffin~ shtail cause fort r>rscissioa oftbfs. Ct7atract sad shell bC subject to rlx teens of'~zis'Coatrect Jf3IRiT Ai'V'I3 SE'i~1;~t~.I, ir•.~.~-BII.II'i"Y tf there is more than one BuJ~~ ~ aII Btsyrrrs ec>lY~aaat ~ ~,~ to jciat at3d ~l Fiei~itlty a>zd abligatiaras vt~th :aspect to thi$ C~ettradt. REZIY3TATEMF.i1dT .AFTER AC~,gJ~.2"fi~!"~f If Buyer defaaxtta tutdes' trine soars of this Contract a~3 shtsll have the right to zt~insta3e this gaymesttrs are ~~ mar Buyer provided that ~uycr; ~~ ~ ~ by the laws oftlse Stste of~dfs~s~ Caj e'~7s 3eilar tall saaxts d» a! t~ ~e ttsisa~ this Centract $s if tto ac~ietation had sxcr~ae-~d; f h~ cures sap dealt er t ~~t or >'gzeatmscsat; end {c} rcisabucsrs e1i sx~czases iac>sand !sy Seller its s-3oI]atr'a isstct+eat is tlae ~ ~ Coatre~t _afld 1~~ its: ~~ apt ~~ ~~ ~d j ble st~ys• mss, _ Pte' ~Y ~t amtat€ab and azpeaaeg by: ~, ~-alid mon~y'zcder. vs$d cestsficd check v+did bra>~ eiieck ~ valid wafer's c~e1~ Za the t of ~ ~, t~s Sresa~- it and shatE ~ ~...~^tavt a>* i£an a-ccelczat;~oa had ~ dniigetioaa secaaed ~s.•reby 1~oEi~s - A~y t3s3'wit'v~ ~ tx g$ven cx tc ~ S.": ~Ea ~lpn gg~r ~y~r hCS~C, >a ib2llleCktDta A~ttlsi I~IiB C`a1]IZSCts ffiSISt ~Y` I:2Y "WSIt.Dyg, ~!, ri>313t.~° 51:78JI Esc 3eliwczntl tt7 R pRrty at rise .~~ tbet fallCws s Flarrs''9 ~~@t,~~: • • Jul 28 Oo" 03:620 Eric M. Langemsan JUl•C~• {UitU 3~Z~Yls1 t•uaw~ 1•+r- ma~ot,t~n vriVUY ~VUf 763-493-061 p.8 ~~"~~~ iia:6308 F- B _. sf~satura or ~ a new address ffiaf ~ parry dues is yam. A notice may Fss d.•tivers~: {I~ ~ P~~: (Z) by ceiti$ed tst$ai; cr ~~ by ovesaiglat caaaie~ as i=~t~xs: qtr Sees; Seller: Do~.y Feist Addres3: I 1175 Hams si. >~ City: BIB stain and ~$:11~N 554a9 ~~ if to ~~ Address: city: sty ~a ~~: SeIIrr GYty state any Zg ~a Y* ~~. ssatie ana ~F ~-ss~cr~E~' ox s~ >~ sv A~me~.t, with prior ~>:t~. na~Scs~az8 tc the Sallsr. P if Boller or Buyer constitutes tw+o car ~~ pCS902ts~ the ferias ";zclke" ar "Buyer" shell be caastrne$ to read "Se1F~ra" ar "Buyers" wheae+vet rho sense ofti~ C~racx zaciutiszs. Unless Ideatii~cd as Seiler or Jesyer, eta real estate Ixnfeasipaal, es~u+ ageaF a= alasing amt ss s party to this Ccsstrsct. SL1~TGi.JLA3i, PGI7R~L A11TD ~ElVDER T6C wards "Selkx" and °Suyer" hem s~1c~d stsall bC Cca YO inC#1idS tl'~C pSunt ,2s well as the sittgyl~, ataci ibe mssctsiiac shall iaclsad,e thr f z e and pastes w~sre tie cvntcxt sn ndraits arret~ii9R, PENDING L~[T'It;:A?T£)RT ~xlle~ was sad rspcesexsts that tlrere ara ao Fegal acti~s, snits at t~her Iegel ar a+d2ztatistzstivc Fm~Bs, itsatuding tests: pe~iag ax L~cssed ar similar prorcecifags .sf~erziag tha pso~SertY rnr nay portion tEtereu~ ssgr Iias Scllex kzsowleigt thstt stray ands a~iesz 'ss ~escatty ;s;d which might or dots affect the ceavaya~ca aor.~plated hereuariex, GC3V~'Ii~F~T~ irA~' ?'.hl5 Cantra,"t, and all pag o~scapis~iad lte~y, slsall be ~ ice, ~ eulForr.~ is accozdsace the letvs eftha Bra= of~aesa~ . -7- ~Z11 liar %~ r er ~~ ' ' ~'~""` • • . _ _ _ _ _ „ . _ _ _ _ _`_ ryuu- iuc m~~wa tssttiur 3¢J U U tS Jul 28 D5 ~3:52p Eric M. i ang$rman 753-X93-OOG i p.9 ~u~.ca• cuua s:t~~~ ~ d1, ~/_' No•634$ P• 9 l.°Llsstes (se]ecc sppl~pxiatC p~rc`-tsioas~ Ltl~at8ass. If s dispute . either party Tray tale ~ t to ccrtar~ X I'Kedis[~ox aaa Fa~ssaEslt Y.ita~ativn. If a dispute arisee~ tho parties will try zaa ,food f~itiZ to settle itXtlsra~ ~nediatiar~ caadttcted by 'd 3' siaedtstvr X s anadistar La be raot~lly solect~. Thz pffities will share sbe costa of tric mad DIY- Est pet'!yY vvi3l ooaperate fully aaa fairly. v~-itlx the msiia~ sad wilt sttsmpt ~o zeaab a aau~l Y y caaipraaeise'to the dispidc. If the dispttic i9 not resolved witlaia 34l clays altar it is tefrsred to the zaediatoc, either party ,~,y Zake [Fie taatter ~ cau.2 _ settle i Ica smd Pas~1e Arh~Sfoe~ .If s_tlisptrie arises. the parliea witi_trr ~n ~nod_~_te © $ ~c~tcir ~ Tae astzty~cliy s:.Iaoted. 3ha patties Anil share the casts of the mcdiatvr egaBliy_ Eat~a P~3' ~ cvopezats fultya~ad fas3y with the ma~iaaaa~ ~,~ azta>~pt ~ rr.aeh a aazutu~y z3' ~ tix atsp'ate ~g oat zt~lvsci witlsia 3U days after it is refe:~.,d to the ~~ will ~ ~~~tai isy a _ - o ~- arbi3zaxar m be mutixally ~. . ]udgaeent as: the aziaitrada~ awl nzar ba end is aay ccvu# ffiat lts~,,~ucisciiction over tho mrs2ter. Cysts t~f $rhitraticsa, mrlu~.rag lawgc~` few, ws~i ibe a;locatad by the a~~~; Attorney Fees Raid Co6ts ~ ~ ~+ttls ~ laft~3:on ~ j~ ~ ont cf tin's Agacaaseat, ~ prevs'Ehag pa~Y ~ be e~at~ed to z~ver ~ ,•s ~ sad catis~t cams, +s~# al4 t~pta~s, whelEaer or rani i~ablc by the vcanct as co~ata, is ttdditio>t to an~r catEter relictno sNhir~s the p~wailiua ~!' ~ be ~. ficvtratb~- tfsay cautx daterraia:ea t~ -.:=- - +atry ptov:sion of t~ carstrsct is iav~t~.oa Fvrcc~le, aay ~~` ~ ~ t sil ~ aad ieiIl > ~y txher pcnyisiams mf this t ~3id ~ ~~ ~ d>ona aa~ p~aicas slaail be a~adi£~, peel ar li~i#c+d eassly m ~ ~t y t<* sazadr is valid asad ~, ~-+Fraager eis ~,tlae ~7 te;za ot'~iaina of tl2ffi st ~ tip that waiver will caly be tia iastsuce aesd spes3a p~p~ for wlach floe wsi+~r ~ gztrau, It'aiffier IsaztY fails ~ ~ az d..lays esercisi~, ~. ~'~y ~ 'rsasiee tlsis taet, than party zctairss floe rc es~ztx that tea str psov$siast st n Liar taste. iri`s` . ~- ~.. ' u3'~ ~ '~ l.-~ ~J _ _ _ _ ., _ ~ u-io .lul 26 08 d3:s3p Eric M. Langerman ~u~ .ta• tuun 's~'19Er'r!i rmm- tn~ muac:un VKUUY I¢JOU9 783-49~~1 p.1,~ Q _ ~Z No.~3DR Q: 1 D Tstigi Ag=zemaut aad covcatan~ hcreia shall be #~iitding nprr~t acd sl~ail itturc to tlse tteaeflt of the ga.-ties hr~v aad t~ stes~ts, ham, cxac, istrata¢a, p~~ regreSCSatstives aced assigrsa. Hvwawer, zratfiing shal3 aBth~zc a traaa~fc is vlapatioa of ~Y enter provlsians ire tpac Agtetaaeat. Cvuntor~rts This Coat~tact map be mce~rteat itt several a~ttergatt~, each cacg a duplicate arigixral, but sii sneEt catuntcrparta cctustltu~.iug azcte and the smmc Agtt:ememt, Intrrgrat~tEea waver the caatext Iashe1L s~aice, rite aiectEst!$r shall izsrl€sdc the phaap, ~ male grndax sltalf iacit~e tttc ft~ale wader aad,the x~tsr, Brad vies w.~sa. '~te+wtri4lea tar H~iadwaiiEtea Pr~s~as Theme mil! bo t~ type~titattra ass ~ Prrtv~iai~+ ~s~-~,Lrdzi oir-af~x~ Ire~cy $s Adda>Ypg. €a€3ne AgreemeaE Tftis CemtcaCk zt the tatisa agz+eemeet t~ p~ with respect tat She ~asar~ea cantctnpl$te$ bGt~tt.. It tr~piatxs stop s~ ~y sad ail msI agaeeo~t~ts bctw"..eti the parties, as ~Il ss ate psiarr wtitistgs. Neitpz~ #biis Cuat~act nor strjr pso~ca. h~f zaay ba waived, modif rid, at~tdo~, dssaharg~, o; ~~ a>:cept trY as mstiuateat la writing sig~d by the 1~Y a6~~ which the c~forxmettt of wa.*ver, ~ amcridurecrt, discpsatgc or tc~iaatsaa is soup,, sad #hea saaty tct the ~rtectt aci £ort8 is ~ matrzemeat. Add;~n~ A~eeaaeats Seller sad Bier additiat~allT a~ s~ Not ~gcabIs 'LEIS TB IN'I'F.~~3 ~ $g A LE~A:.LY, H6I1~}~L~+iG G4~M7CRR~Z. Ihl WiTlr'ESS '~~C)F, the ParEies 1 ~ aet tke£t:s ~t ecatla t1~ ~ end ~r ~t ebave wzs`ttczt. Data Csty ~ bra ; k~~n Sty said ,Zit _ /'v r ~' i . h`~ ~- /J~ Seilc=_ ~--' r_! ~n ~~ : ~ 1~.aa:~: Cifp ,~ ~taie aad Tip f • • • Jui 31 06 03:31p .Eric M, i_angern~n a~E.2~. 7aas ~:~~~~ r ,~ 5igneturc Y ns b Addre t;ity E. ~ P_ State ofA~f"mncsafa ~ ss Caunt~ ~ti0pia } ._ . a x..u - . ua; mva..uc wnv~~r ~ V 1 U 763-4a3-~a`~ p.' Sagssature ~'~ ~~s City Staff sad ~F . Be£v: c me Paaa~Ilg~ appeared Siaa Arfakogs aia well ka~swa and k~asua to araa to be the p~saa{s} ~'B~ci is sr a-afl ~ '~asss~oeat, and ac3cmuowladged bo dad •~waaz ~c~ta cxc~e said msttiuae~t fct the tstupases thereat rx}~srssed. -- - - ESS zag #sacd arei official ~ t~s 3(s r- c:sy of G- 2ti a ~. ~~~ of ~r;o~; ac3~ow~gaaoe~t (Notary P~,rblic~ Name type~#,', cr st~gad 3rf~~v ~~ ~ ~. ~~~ t~ .- -la- uyer r ~'~` rr~t, ~ ~' M~ARL.1N SCHOEP `: ~ ~ Dr07ARY A06UC . H)NNrSOTA -'~; .-• ~q Comm_ Eralrer Jan. 2t. 2010 • • r Jul 28 Oo" 03:54p Eris M. Langerman .rui.[~• litBO ~~'LSPIA h1 U ~~s afMiruiesota ) ss 1'Yiai ~' 1GiL' C1U 04VL'. UMU UY (.~ 7£~-X93-~J67 ~~_ [ ~ i~Io •646 Buis p.92 P. 12 Befarc me psrso~T appeatr3 Dor.~shy ~eiat ~ IGm 3~wk,Q~ to au >~.i a~si ~cawn to me to be the Fps} dzsaribod ~ amd y~ excct~ t'he airsg , aid ~owledgad Ito ~d Ioafare ma ns areaszta aasd ~slrtsrnestt Fcs the ps~aaa expressexi. W#TRIESS zay head ~d ~3~t ~1, this ~~ ! ~y csf ~.-``-.'t , :. ~. ~ ~~, `~- . Z~C„ ~i r. `,~ .>~ ~J S~aatczte~a~pessoa tale tNAt~ P~xhlic; ' - \~ - Namc , ~~d, Qr s~rnpe~ My Corm £xgi~b ,~tbS 1328 ~ ~~. ~~ . ~ ~, LORIVARNER .ry NOSAftY PUBL3C-MtNNE50fA ,. ~,ry IYt~, G E~ires Jin. 3, ~ 201{1 .. _~~ -1?- Z ~* • • ~. ~... ~.~ ..... v ..n vv. :. i v~sm F1LL-T- 1110 DLV JI.UD .IxICVUY 1~RJU LG Jul 28 06 03:54p Eric iV1. Langerrrrart 753-493-0081 p.'13 Zvi ~~~- ruua .a:tst~~t ~y~_"~ J~ Uo~63D8 P~ 13 ~,~, nAu Legal I?escr~psi~a ofPac~Q~gr: Lot 5 BIQC~C 1 Feircax~od P~s~rk Sv~¢sh 54 T611 i}Of~t Ri~kfisld, 3v!!d' S54~3 Also kmt~wm ss 6645 Knox Avc. S }~c~Se3d, MN 55423 • j8tt( ~ L'~ _,_ s w r ,. ... ,. _. .. .. .. ... .... ..... .... ~..~... ~.. .au: wyuvvo vnv Vt~ 3~4j Vld lul 28 fl6 fl3:54p E cn M . fang enrran ~ 76~4~3-0fl61 P • 1 ~ ~u~,ca. tcuo ~~~uY;K ~~~~~ ~1n.63i18 Q• i4 Addea3vm 3o Cont=act for Deed bets 13orothy Feast sad K{a~. Maiasso I. 8tayer's AgeaY s~a#1 ~ paid ~traugh his Bakst ~ ead of ba3t+aast period caf aont>;a^f for deed aS Q,iie sate of 2.?ai6 of SI $S,t30E1,~. . 2. P~EpmCIIi FO~+r~ ~gCll~7G[t~ W~~ ~!C 21I~$C~ ~ gPM Ii1YCS~0a~15 I~IC. At f SSJ~ ~ ~~t~1 1.~ ~~ SUILL ~~Q ~HZnSCp, i~ .~~Q~. 3. Find stuaciag will ba arnm~ed by buyer vr-ithin rbe tyro pear p~iad. If SamncFS<g canant be srzt~ged, ao ~osuds ~ bt reRu~la • ~OIiBf ~~ L ~i~ -C~~ OtViT3 NO.2502-0265 A B. TYPE OF LOAN: LQFHA 2.^FmHA 3:^CONV. UNINS. 4.^VA 5.^CONV. INS. U.S. DEPARTMENT OF HOUSING & URBAN DEVELOPMENT SETTLEiUlEfVT STATElItIENT 6. FILE NUMBER: 060825658 7. LOAN NUMBER: 8. MORTGAGE INS CASE NUMBER: C. NOTE: This forrn is famished to give you a statement of aciria! selBement costs. Amounts paid fo and by fhe sett/ement agent are shown. Items marked '~POCJ" were paid outside Uae closing; they are shown here for informational purposes and are not included in the totals. t_0 3198 (Cc-D82~65R_pfd1060a25o5R122j D. NAME AND ADDRESS OF BORROWER: Kimberly A. Mokosso 1501 American Blvd Bloomington, MN 55425 E. NAME AND ADDRESS OF SELLER: Dorothy Irene Feist 11175 Hastings St. NE Blaine, MN 55449 F: NAME AND ADDRESS OF LENDER: G. PROPERTY LOCATION: 6645 Knox Avenue South MN 55423 Richfield H, SETTLEMENT AGENT: 41-1952590 All American Tit#e Co., Inc. L SETTLEMENT DATE; August 30, 2006 , Hennepin County, Minnesota S54.76ft 6l1 Fairwood Park PLACE OF SETTLEMENT .1071 County Highway 10, Suite 210 Spring Lake Park, MN 55432 _ J, SUMMARY OF BORROWER'S TRANSACTION K. SUMMARY OF SELLER'S TRANSACTION 100. GROSS AMOUNT DUE FROM BORROWER: 400. GROSS AMOUNT DUE TO SELLER: 101. Contract Sales Price 185,000.00 401. Contract. Sales Price ~ 1:85,000.00 102. Personal Pra e 402. PersonaE Pro e 103_ Settlement Char es to Borrower (Line 1400 161 AO 403. 104. E 404. 1 105. i 405. i Ad ~ustments For Items Paid 8v Seller in advance Ad'ustments For Items Paid B Seller In advance 6. Ci (T'own Taxes to ~ 406. Ci (town Taxes to ~ Coun Taxes to 407. Count Taxes to l . Assessments to 408. Assessments t0 I 109. ~ I 409. , 110. ~ 410, 111: ' I 411, 112. ! 412. 120. GROSSAMOUNT DUE FROMBORROWER ~ 185,16'1:00 420. GROSS AMOUNT DUE TO SELLER - I 185,000.00 240. AMOUNTS PAID BY OR IN BEHALF OF BORROWER: 500. REDUCT{OIVS TN AMOUNT DUE TO SELLER: 201. De osit or earnest more ; 1,000.00. 501. Excess De osit See {nstruc#ions) 202. Princi al Amount of New Loans i 502. Settlement Char ss to Seller (Line 1400 839.00 203. Existin loans taken sub'ect to ~ 503. Existin loans} taken sub'ect to I 204. I 504, Payoff of first Mor#gage 205. 505. Pa ff of second T~1ort a e 206. - { 506. De osit retained b seller 1,000.00 207: i ..507:. 208.. Contract for Oeed ~ 182,D00.00 548. Contract for Deed I 182,000,00 209: ( 509. i Ad'ustments For Items Un aid 8 Seller Ad'ustments For Items Un aid B Seller 210.. Citv~own Taxes to ~ 510. Ci (Town Taxes to I 211. Coun Taxes 07/01/06 to 08/34/06 R 251.84 511. Count Taxes 07/01/06 to 08130106 251,84 212. Assessments to I 512. Assessments to 213. ~ 513. w 214. i 514, ~ 215. I 515. 216. 516. 217. 517, 218. 518. ~ 219. ~ I 519. 220. TOTAL PAfD BY/FOR BORROWER ~ 183,251.84 520. TOTAL REDUCTION AMOUNI"DUE SELLER I 184,090.84 . CASH AT SETTLEMENT FROM/TO BORROWER: 60fl. CASH AT SETTLEMENTTO/FROM SELLER: . Gross Amount Due From Borrower Llne t20) ( 185,161.00 601. Gross Amount Due To Seller Line 420) ~ 185,000.00 302. Less Amount Paid BylFor Borrower (Line 220) !( 183,251.84) 602. Less Reductions Due Seller (Line 520) i( 184,090.84) 303. CASH (X FROM) { TOJ BORROWER ~ I '!,909.1& fi03. CASH (X TO) ( FROM] SELLER 909.16 /~ ~ LL }[ Page 2 i et^'rro GMt=NT ('_f[-IJ~RCs/FCSJ 700. TOTAL COMMISSION Based on Price $ % P„iD FROM 80RROWER'S PFID FROM SELLER'S ' Division 07 Comn'zission Mini? 7QQ) 3S 1=0/IOWS: hT D FUNDS hT 1' $ t0 FUN S SETTLEMENT . $ t0 S£TTLEMEtJT 03. Commission Faid at Settlement 704_ Admin Fee to Generation Realty 299.00 800. ITEMS PAYABLE IN CONNECTION WITH LOAN 801. Loan Ori ination Fee 1.0000 % to 802. Loan Discount % to 803. Appraisal Fee io 804. Credit Report to 805_ Lender's Ins;~ectian Fee to 806. Mort a e fns: A .Fee to ~ 807. Underwritin, Fee to 808. 809. Commitment Fee _ 810. Flood Cert Fee 81i. 900. ITEMS REQUIRED 8Y LENDER TO BE PAID iN ADVANCE 901. Interest From to @ $ /daY ( days %~ 902. MIP Tottns. for LifeOiLoan far months to - X303-Narard lnsur-once Premium#or 1.A ears to - - - - _ . _ . _ _ _ _ _ _ 904. 905. 1000. RESERVES DEPOSITED WITH LENDER 1001, Hazard Insurance months S er month 1002. Mort a e Insurance months $ er month 1003. Ci /Town Taxes months $ er month 1004. Count Taxes months S per month ' 1005. Assessments months @ ~ per mon#h t 006. months $ er month 1007_ months @ $ per month g. months $ per month 0. TITLE CHARGES 1141. Settlement or Closin Fee to AtI American Title.Ca„ Inc. 1102: Abstract orTitle Search to All American Titte Z1Q., Inc. 1103. Title Examination to All American Title Go., Inc. 250.00 135.00 125.00 1104. Title Insurance. Binder to 1105. Document Pre oration to 1106. Nota Fees to 3107. Attorney's Fees 40. .includes above item numbers: ~ 1108. Title Insurance to Atl.American Title Co. Inc includes above item numbers: 1109. Lender's Coverage ~ 110. Owner's Coverage 3 185,000.00 1113. Name Search to All American Title Co., Inc. 1112. Assessment Search to Ali Arr:erican Title Cc., Jnc. i 113. Plat Drawin j to Ail American Title Co_, Inc. 25.00 60A0 30.00 1200. GOVERNMENT RECORDING AND TRANSFER CHARGES 1201. Recording Fees: Deed $ 48:00; Mortgage $ Releases S ~ 46,00 Mort a e 1202..Cit CCount Tax/Stam s: Deed 1203: State TaxlStam s: Deed ;Matta e 1204. Conseniation Fee 1205. Conservation Fee 1300. ADDITIONAL SETTLEMENT CHARGES 1301. Survey to 1302. Pest Ins ection to 1303. Recordin Service Fee to A!I American Title Ca., Inc. 30A0 1.304. Courier Fees 1305.. Senn TnTat_ SETTLEMENT CHARGES (Enter on Lines 103. Section J and 502, Section K) 361.00 839.00 ertified to be a true copy. • • p--~ r ACKNOWLEDGMENT OF RECEIPT OF SETTLEMENT STATEMENT ~ Borrower: Setter: Settlement Agent: Place of Settlement: Settlement Date: Property Location: Kimberly A. MoKosso Dorothy Irene Feist AlI American Title Co., Inc. (763}7130-6389 1071 County Highway 10, Suite 210 Spring Lake Park, MN 55432 August 30, 2006 6645 Knox Avenue South Richfield, MN 55423 Hennepin County, Minnesota S54.76ft 611 Fairwood Park I have carefully reviewed the HUD-1 Settlement Statement and to fhe best of my knowledge and belief, it is a true and accurate statement of all receip#s and disbursements made on my account o.rhy me in this transaction. I fur#her certify that I I,iav received a copy of the HUD-1 Settlement: Statement. Ktm.berly A..M osso J~ :orothy Lrene..~ ist To the best of my knowledge, the HUD-1 Settlement Statement which I have prepared is a true and accurate account of the funds which were received and have been or will be disbursed by the undersigned as part of the sett{ement of this transaction. `~-- ~~ r ' ~_._. .. AIf American Title Co., Inc. Settlement Agent r1 U • • ~~ ~~ ALL AMERICAN TITLE CO., INC, 1071 County Highway 10, Suite 210, Spring Lake Park, MN 55432 (763)780-6389 File Number: 060825658 Property Address: 6645 Knox Avenue South, Richfield, MN, 55423 Borrower(s): Kimberly A. Mokosso Seller(s): Dorothy Irene Feist Lender: COMPLiAIVCE AGREEI`JIEP~IT, L~MiTED POWER OP ATTORNEY AND DISCLOSURE Tlie undersigned hereby agree to cooperate with any representatives of the Lender or ALL AMERICAN TITLE CO., INC. regarding any reasonable requests made subsequent fo closing to correct errors made concerning this transaction or provide any and all additional documentation deemed necessary by the Lender or ALL - - -- - --- - AMERICAN TITLE CO., INC., to effect this transaction and make the loan marketable or insurable. ALL AMERICAN TITLE GO., INC., may receive ancillary benefits from the deposit orthe-closing funds. The undersigned-further agree that "to cooperate" as used in this agreement includes but i-s not limited to, the- agreement by the undersigned to execute or re-execute any documents which the Lender or ALL AMERICAN TITLE CO., INC., in the ordinary course of business, deem necessary or desirable to complete this transaction, market loan, and insure the title to the"real property. However, the parties hereby understand that the Seller(sj Listed below, if any, are not responsible for performing any duties or obligations of the Buyer(s) /Borrower(s) in this transaction and the Buyer(s) / Borrowers} are no# responsible far performing any such duties or obligations of the Seller(s), if any. The undersigned hereby appoints ALL AMERICAN TITLE CO., INC., to act as his / h.er /its attorney-in-fact to correct typographical or clerical errors discovered in any of the closing documental%n executed by the undersigned at settlement. THIS LIMITED POVIJER OF ATTORNEY MAY NOT BE USED TO INCREASE THE INTEREST RATE THE UNDERSIGNED !5 PAYING, INCREASE THI= TERM OF THE UNDERSIGNED'S LOAN, INCREASE THE UNDERSIGNED'S OUTSTANDING PRINCIPAL BALANCE OR INCREASE THE UNDERSIGNED'S MONTHLY PRINCIPAL AND INTEREST PAYMENTS: In the event this limited power of attorney is exercised, the undersigned will receive a copy of the document corrected, executed or initialed on his l her its behalf. The undersigned and ALL AMERICAN TITLE CO., INC., hereby further agree that in the event that this agreement is enforced ar at#empted to be enforced, by judicial process, the prevailing party or parties is or are entitled to all reasonable costs, disbursements and attorneys' fees incidental thereto, from the non-prevailing party or parties. TH)= UNDERSIGNED FURTHER ACKNOV4`LEDGE RECEIPT OF THE FOLLOWING TWO DISCLOSURES REQUIRED BY MINNESOTA STATUTE 507.45 AT LEAST FIVE BUSINESS DAYS BEFORE CLOSING. 1. YOU ARE INFORMED A CLOSING FEE WILL BE CHARGED 1N THE AMOUNT OF . 2. ALL AMERICAN TITLE CO., INC., Oil ITS AGENT, ACTING AS REAL ESTATE CLOSING AGENT IN i HE ABOVE TRiHNSA% T iCN, HAS Fi0 T Aivu i3a1'DEt( AYrLIGAPsLE S 1 A T C LAii'v, SAY Nu 1 EXrRESS OPINIONS REGARDING THE LEGAL EFFECT OF THE CLOSING DOCUMENTS OR OF THE CLOSING ITSELF. THE UNDERSIGNED AS BUYE.R(S) OF THE ABOVE PROPERTY REQUEST THE DEED ESTABLISHING T[TLE IN THEIR NAMES SHOW THE GRANTEES TO HOLD TITLE AS: J~]NT TENANTS OR TENANTS IN COMMON (circle ane) UTILITIES The undersigned Sellers} do hereby state that I/we will make arrangements with the City WaterlUtilities Departments to have final readings made on water./utility charges and will have the final bills sent to me/us at our forwarding address. Seller{s) ~~/ill pay the final utility bills immediately upon receipt so that the final utility bills do __, _. _ r..a..-_ ".a,.c_ a.....,,.,,.,, .. ~;,.., ..., ac.,....a,,..,., .+„~,.,.;H.eA r,rnncrh, 1! is ttio ~alforc' rocrinncihlity fin rlaai • ~~- 51 :FENDING ASSESSMENT NOTICE / ~~ -~ -- The undersigned Seller(s) certify that they HAVE HAVE NOT `~ 4~t' ~} received a notice of any pending special assessments or a notice of hearing for a new improvement project from any assessing authority, the costs of which may be assessed against the property, that have not been disclosed to Purchaser(s) in writing by the Seiler(s}. PROPERTY TAX HOMESTEAD STATUS %~ ~ The undersigned Seller(s) do certify that we DID / DID NOT file for Homestead Classification. '~ Therefore, the current year's taxes will be (circle one) HOMESTEAD -NON-HOMESTEAD; and the property taxes in the year following this closing will be {circle one) HOMESTEAD -NON-HOMESTEAD. FULL SETTLEMENT IF NON-HOMESTEAD STATUS In the event the taxes are non-homestead,~we the undersigned Seller(s) of the referenced property agree to pay at closing .the sum of $ We the undersigned Seller(s) and Purchaser(s) agree that this is a full and final settlement and that no additional - adjustmentswiil-be-made, shorrfd#h~.n-on~homestead-~orton of the takes ~e-more arless-tt~an this settleme-n.t amaun#. PROPERTY TAX DISGLOSURI= In the event the current year's property taxes are not yet available from the County Treasurer, the undersigned Seller(s) and Purchaser(s) understand and agree to base the fax proration on last year's actual property tax amount ar on the tax estimate recieved from the County. This is a full and f+nal settlement of fhe tax proration. The undersigned Purchaser(s) understand and take responsibility far homesteading the property immediately after closing and upon occupying fhe property..ln the eve.rtt Purchaser(s) fait to do so, Purchaser(s) acknowledge that the following year's taxes may be based an non-homestead tax figures and Purchaser(s) will be responsible far payment of the #ax assessed. The undersigned Purchaser(s) are responsible for a[I future taxes due on the. above referenced property. In the event Purchaser(s) are not required to escrow for taxes and have elected to pay taxes directly to the County. Treasurer, the Purchaser(s) are responsible to contact fhe County Treasurer for the next payment date. The Purchasers} are responsible to contact and obtain a duplicate property-tax statement from the County Treasurer. MORTGAGE LIABILITY AGREEMENT As a requirement of closing, ALL AMERICAN TITLE GO., INC., is being requested to payoff lien{s) and/or mortgage(s). The Lien HolderlMortgage Company's acceptance of the payoff figure as shown on the Settiemen.t Statement is NUT guaranteed by ALL AMERICAN TITLE CO., INC.. The OwnerslSellers andlor Borrowers agree to immediately pay to tl~e Lien HoiderslMartgag.e Company any additional funds necessary to satisfy the 1'sens/mortgages, including but not limited to: additional interest, escrot~.~ account shortages, late fees, foreclosure fees, Iegal fees or accounting errors. If the Owners/Sellers andlor Borrowers dispute the accuracy of any additional funds needed to payoff andlor release the liens/mortgages, the OwnerslSellers andlor Borrowers agree to pay the additional funds to the Lien Hoiden/Mortgage Company immediately and settle the dispute between the appropriate parties after the lien/mortgage has been paid and released. Dated: 08/30106 `T' ~ - --~~ ~ .:z:_. Darofhy Irene ~si I i . d r Ki berly . Mokosso • • r ~~~~~ • 11.5-M - Affidavit .Regar.ding ~'urclaascr{s} Individiia!(s) (T~p 3 inohes Reserved for Recording Data) ivlir3nesota [Jt~iform C'o~TVCyanc-ing (31a~iics _. _ _ _ _ STATE_OF M'INN_ESOTAY --- - --- - _ --, _ ----- - -- 5~ COU-N'TY OF kIE1VNIrPiN Kimberly A. lvlokosso, tu;ing .f rs.i--duly swornron.oazh says(s) -that:. 1. (`Ifiey are) {tie/she is) Kimberly A. Mokosso, flee person(s) named as in the docunaenf clate~i nugust .i0, 2006, and fled for record as Documea3t No. , (or in Book of Page) in the titfice.of the {County 1Zecorder) (Registrar of Titles) 01' Hennepi:n,County, Minnesota. 2. Person s} (is/are) of legal at;e arad under nn legal disabilaly with place{s} o'business(es) {respectively) at: and for the last .10:(ten) years (has/laave) resided at: ISOI American 131vd Blaoinin ton MN 55425 ~^ ~1i Gy y 3. There have been no: a. Bankruptcy, divorce or dissolution larocecdings involving the Parson(s) durinb tl~e titnc llae Pe.rson(s) {has/have) lead any iuterasi in the preanises described iIa the above document ("Premises"); b. Unsatisfied jilcignaents of record against the person(s) nor any actions pending in any cvuris, which a1'fc:c;t the Yrenlises; c. Tax liens against said person(s); except as herein statedNone 4. Any banklvptc;y, divorce or dissolution proc;cedings of record agailist parties with the same or similar narracs, ciurint; the tiane poI•iod iza which the abcave named person(s) (has/have) heel aliy interest in flee I'iemscs, arc nOt agalnst the; above named person{s}.None 5. Any judgranelrls or tax liens of'rc;cord against parties wiCh the same or similar manes are not against ilac above Iraiaaecl Person(s). None 6. Said person(s) (haslhave} not ordered or arranged for any labor or axaaterials to be l`urnished to tlae 1'rcmises for which payment 11as not been tnad~ione 7. There are no persans in possession of any portion of the Premises other than pursuant to a recorded docutiaent, except as stated herein: Ncine Affiant{s) know(s)- the .anatters_ herein statc;d are true and Inake{s} this Affidavit. for the purpose of inducing. tht; acceptance of title to the Nrelaaises. t=' • C • AGENDA ITEM REPORT # STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING JULY 21, 2008 .. 5B 32 REPORT PREPARED BY: REPORT PRESENTER: INTERIM DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTIVE DIRECTOR: ITEM FOR HRA CONSIDERATION: Consideration of approval for a Richfield Rediscovered applicant, Jeremy Larson, to act as general contractor to build a home at 6955 Knox Avenue. L RECOMMENDED ACTION: By Motion:. Approve Richfield Rediscovered applicant, Jeremy Larson, to act as general contractor to build a home at 6955 Knox Avenue. IL BACKGROUND Resident Jeremy Larson of 7034 Knox Avenue in the process of submitting a Richfield Rediscovered application to be considered by the. Housing and Redevelopment Authority {HRA) at its August 18, 2008 meeting. Mr. Larson is interested in acting. as his own general contractor for the project. HRA policies. prohibit an End Buyer from functioning as the Builder on a Richfield Rediscovered. project. The general contractor is responsible for hiring and supervising the subcontractors who perform the construction work on the. house, .setting and. coordinating schedules, ensuring timely completion of work, coordinating with inspectors. and suppliers, and purchasing of materials. 072108 RR applicant as general contractor KIRSTEN PARTENHEIMER, HOUSING SPECIALIST NAME, TITLE JOHN STARK, INTERIM COMMUNITY DEVELOPMENT DIRECTOR • • • Mr. Larson is requesting an exception to the HRA policy prohibiting persons acting as their own general contractors on the grounds that he has extensive experience as a project manager. Mr. Larson is currently employed as a project engineer for a large real estate developer. Additionally, Mr. Larson has two-years' experience working as an Assistant Project Manager and Project Manager at aKraus-Anderson Construction. Mr. Larson also possesses a Bachelor of Science degree in Construction Management. ,Given his experience and education, Mr. Larson believes he has the abilities to effectively serve as the construction manager for the construction of his new home. Mr. Larson has stated that he will be able to oversee and manage the construction project while working full-time through site visits in the morning, over the lunch hour, and in the evenings. He has also indicated an ability to visit the site during the day as needed or if problems arise, as well as being available by phone. Mr. Larson, as general contractor, would be required to meet all conditions and requirements of the Contract for Private Development with the HRA. Staff is recommending an exception be granted to Mr. Larson and that the HRA approves his request to act as his own general contractor. III. .BASIS OF RECOMMENDATION A. rOLICY • Procedural Guidelines of the Richfield Rediscovered Program prohibit an End Buyer from functioning as the Builder on a Richfield Rediscovered project. B. CRITICAL ISSUES • The HRA seeks to eliminate the blighting influence of substandard housing while ensuring that a new home is well built and blends in with the surrounding neighborhood. • _ Mr. Larson desires to remain in the City of Richfield and seeks a larger house for his family. • Acting as general contractor makes the project financially .feasible for Mr. Larson. • Mr. Larson possesses the professional and educational experience to act as general contractor. • Given Mr. Carson's professional and educational background, he meets the intent of the program guidelines of having a professional builder oversee the project. • C. FINANCIAL • N/A D. LEGAL • N/A • IV. ALTERNATIVE RECOMMENDATION(S~ • Deny Mr. Carson's request to act as general contractor. V. ATTACHMENTS • General contracting qualifications of Mr. Larson. • Letter from Mr. Larson • Architectural Rendering picture • Draft floor plans VI. PRINCIPAL PARTIES EXPECTED AT MEETING • Jeremy Larson, prospective Richfield Rediscovered applicant • • • • • ~~~i Jeremy Larson Construction and Construction Management Experience: Education: Bachelors of Science in Construction Management, University of Wisconsin-Stout -December 2004 • 2002: 3 Month Summer internship with Hensel Phelps Construction Co., Denver Colorado, Field Engineer/Surveyor on 1Million Sq. Ft., $350 Million Colorado Convention Center Expansion. • 2003-2005: Internship with Kraus-Anderson Construction Company, Midwest Division. Assistant Project Manager: Embassy Suites remodel, Downtown Chicago, IL; Northview Dental, Shoreview, MN; Sakura Restaurant & Bar, St. Paul, MN and estimating and bidding on numerous projects. Professional Experience: Kraus-Anderson Construction Company, Midwest Division. February 2005- September 2007 • Assistant Project Manager & Project Manager on Edina Public Schools 2003, $85.8 Million Referendum. Responsibilities included: Remodeling kitchens in 5 elementary schools simultaneously, Mechanical system upgrades in same schools, Remodel & addition to the Edina Community Center, Addition of 2 gymnasiums. Duke Construction. September 2007 to preseht: • Project Engineer on The Wilder Center, 100,000 SF, $24 Million, 4 story office building and 5 level parking ramp. LEED Gold Certified Project (awaiting Certification) • Project Engineer on The Shops at West End, 350,000 SF, life style center- Currently Under Construction • Project Manager on Kerasotes Showplace 14, 60,000 SF, 14 screen cinema -November 2008 sta rt Other Experience: • Carlson Hardscapes: 1998, Paver Patio, Sidewalk, & Driveway installation • Vinar Construction: 1998-1999, residential framing crew • Blackstone Construction: 2000, Paver & Retaining wall installation 1999-2002 Miscellaneous remodeling and construction projects for friends and family: Attic remodel, concrete sidewalks, leaking basement remediation, basement remodel, roofing, etc. • U 58~~- • .-,~.~ Z ~ ~~ +~ ~ 1 ~~ .~ ~ ~ ~, ~ ~..~ ~ ~ ~ +~~-+ ~~ ~ _ ~.•~ ' ~ z~ ~ ~ ~ ~t ~ ~ • -~ ~~ }~} ~r ~~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ ~. ~~? . ~..• ~ ~ . ~•.* ~ °~ • ~ ,~ ~ ~ . ~ ~ ~ ~ ~~ ~ , . ~ ,~ ~ ~ . ~., ~ , ,~ '~ .~ ~ .~ z~, `~ ~-. '~ -~ , ~~f ~~ ~~ ~. ~`~~ ~. ~- .~ ~, ~. LJ ~P - 3 • Jeremy D. Larson PROJECT ENGINEER -TWIN CITIES DUKE. CONSTRUCTION • As Project Engineer, Jeremy is responsible for assisting the Project Manager and Superintendent throughout the project cycle from contract buyout to closeout. Primary duties include submittal review and tracking, managing requests for information, subcontractor coordination, field issue resolution, and quality control. Jeremy joined Duke in September of 2006. Prior to joining Duke, he worked as an Assistant Project Manager with Kraus-Anderson Construction for two years. Jeremy earned a Bachelor of Science degree in Construction Management from the University ofWisconsin-Stout. He is a member of the Minnesota Construction Association, Sigma Lambda Chi and Ebenezer Lutheran Brethren Church. Significant Projects • Kerasotes Showplace 14, St. Louis Park, MN 60,000-square foot, 14 screen stadium seating cinema • The Shops at West End, St. Louis Park, MN 350,000-square foot Lifestyle Center _ • The Wilder Center, St. Paul, MN, 100,000-square foot, four-story, LEED- Gold (awaiting certification), social services facility with five- story parking ramp • Edina Public Schools, Edina, Minnesota-11 school, $85.8 Million Dollar referendum, remodeling, additions, & upgrades • ~i Duke • • • SaP~ Jeremy Larson M 7034 Knox Avenue South Richfield, MN 55423 H.612-722-4295 C.612-919-0073 June 25, 2008 Ms. Kirsten Partenheimer City of Richfield Community Development 6700 Portland Avenue South Richfield, MN 55423 RE: Construction Management Strategies for 6955 Knox Avenue South. Dear Ms. Partenheimer: I understand the concerns of the City in allowing me to act as my own general contractor, building a house under the Richfield Rediscovered Program. I understand the goal of the Richfield Rediscovered Program is to eliminate substandard or problem properties and . the City would not want one of the properties in the program to become a bigger problem with a failed home building project sitting there. This is my family's home that I plan to build and will have a substantial interest, and financial commitment, nding on the successful completion of this project. I can assure you that if I had any doubt in my abilities to manage this project successfully, I would hire someone that could, or not even do the project. I hope that the following outline will address the City's concerns and begin to bring a level of comfort to my abilities to manage the project: General: • I am a salaried worker. I have typical office hours that I keep, but I am not bound to the office by any specific hours. • Although I rarely use it, I technically have a 1 hour "lunch time" • My office and current jobsite is a 10-15 minute drive from my current home and also 6955 Knox. • I have an office phone and cell phone that I can always be reached at. • I have 3 weeks of vacation days accumulated. • Many of the subcontractors that I would utilize, I have a relationship with. • • • • 6955 Knox Ave. S. - ~~ ~, ~° June 25, 2008 Page 2 Preconstruction: This is the most critical time to the success of the project. Finalizing plans and specifications so that there are few or no changes once construction starts is key to smooth field operations and minimizing risk of budget overruns. Taking the extra time to produce quality plans with additional detail helps to get better pricing from subcontractors and minimizes questions and misunderstandings. Establishing a detailed, realistic, construction schedule that can be incorporated into subcontractors' contracts in order to hold them accountable to being on site at specific times is critical Besides tracking overall project progress the schedule also helps in identifying and ordering long lead time materials so that late deliveries do not hold up construction. Assembling a quality team of subcontractors is the only way this project can be successful. Taking the time to qualify bidders to make sure they completely understand their. scope of work and schedule requirements prior to contracting with them. Engaging these contractors to help in budgeting and input on activity durations is the only way to produce an accurate budget and realistic construction schedule. Through my network of friends and colleagues, I have a long list of qualified subcontractors to choose from. • Construction: City Ordinance allows for construction activities to start at 7AM weekdays. Many contractors like to start by 7AM. I don't typically get to work until 8AM and have a 20- 25 minute commute if there is traffic. This would allow me 30 minutes each morning (or more) to touch base with contractors onsite to review what is going on for the day and address any questions. I am available by phone throughout the day and in this day and age, every contractor has a cell phone. If an issue popped up, I could likely address it by phone. If it was critical that I be on site to resolve an issue immediately, I could swing down over the lunch break, or if it could wait, I could stop by the jobsite on my way home and provide an answer the next morning. Our current home is literally one block from the jobsite. My wife who is a stay at home mother could also assist in transfer of information, be it printing out an a-mail sketch from me and hand delivering in to the jobsite, taking a digital picture and sending it to me, or meeting with a subcontractor to pick out a material sample. As stated above I have quite a bit of vacation time. If I need to take an afternoon or a day off here or there, it's not a problem. The level of supervision and response time to field issues outlined above is at about the same level as many of our Office Build out jobs at my company, where our superintendents have multiple jobs running in multiple locations. I am subcontracting out literally all of the work- If I was onsite all day every day, I don't know what I would do besides get in the way. • • r~ • 6955 Knox Ave. S. June 25, 2008 Page 3 Financial Capability: 5~3 ° ~ This letter and my meeting with the City to see if I can act as my own general contractor is part of my due diligence in making sure I am taking on a project-that is within my financial capacity. I have a preliminary budget for the project that works if I am my own contractor, but does not work if I had to pay the fees of a home builder. I am currently being qualified for and negotiating terms for a construction loan with a few different banks. It is a requirement of the Richfield Rediscovered Program that a statement from a financial institution be produced providing proof of financing. If I move forward with the project, I will produce that documentation as required. If the City has any additional questions or requires any additional information to aid in assessing my capabilities to act as my own contractor to build my own home, do not hesitate to contact me. Sincerely, J r y Larson • • • • ~~ °~ • • • r1 ~J ~g~ ~ • F't'~TI /' LSE F1iL~ir' l~I1~ ~.~~~ ~,1~,11 1 ''~ I,il ~- .- +E ~~"-(.~~~ ~ ~2"-,~'r 4,~ F0 ~~ ~ ~ ~ ~` .. __ _ ~'= I]II~~I.i"~ F~~~i UP ~ ~ ~-~3'' x 1.~'- l Cl~" Y'(~1~H. ~ 2GQ~ ~uildin~Graphi~s Alchite~iul~e used tyy~ perr~i~e~,n ty Li+~irlg Canc~piE~ • • • 58-9 ~~ C, r1 U AGENDA ITEM # fj REPORT # 33 J STAFF REPORT HOUSING AND REDEVELOPMENT AUTHORITY MEETING JULY 21, 2008 REPORT PREPARED BY: NAME, TITLE • REPORT PRESENTER: INTERIM DEPARTMENT DIRECTOR REVIEW: REVIEWED BY EXECUTNE DIRECTOR: KIRSTEN PARTENHEIMER, HOUSING SPECIALIST JOHN STARK, INTERIM COMMUNITY ITEM FOR HRA CONSIDERATION: Consideration of a Contract for Private Redevelopment between the Housing and Redevelopment Authority and Christopher and Victoria Stone for the redevelopment of 6837 14th Avenue under the .Richfield Rediscovered Pro ram and a subordination re uest. I. RECOMMENDED ACTION: By Motion: • Approve and authorize execution of a Contract for Private Redevelopment between the Housing and Redevelopment Authority and Christopher and Victoria Stone for the redevelopment of 6837 14th Avenue. • Approve subordination of mo • II. BACKGROUND Christopher and Victoria Stone (the Stones) have submitted arr application for the redevelopment of 6837 14th Avenue under the Richfield Rediscovered Program. They are also requesting that the Housing and Redevelopment Authority (HRA) subordinate their lien to Cherokee Bank's mortgage on the property. The home the Stones have acquired has been declared substandard and will be demolished. It was built in 1939 and has a 2008 taxable market value of $168,000. 072108 6837 14th Ave RR Contract for Private. Redevelopment • • • . The new home the Stones will be building will be a one-story home and will have 1,562 square feet, three bedrooms, two baths and. an attached, two-stall garage. The basement has been designed for a rec room, additional bedroom and bath and a home office, to be finished at a future date. The purchase agreement the Stones entered into required them to close on the property by June 30, 2008 or pay a substantial penalty. By the time the Purchase Agreement was negotiated, the Stones had insufficient time to submit a completed application to HRA staff for review in advance of the June 16, 2008 HRA meeting. Therefore, the Stones had to close as scheduled on June 30, 2008, prior to receiving approval of their application bythe HRA. Under the terms of the Contract for Private Redevelopment, a lien is put on the property until the house is completed. The Contract requires the City's lien to be in first position. However, because the Stones have already closed, the mortgage held by Cherokee Bank on the property. is currently in first position. According to "Section 6.3 Subordination" of the Contract, the HRA can agree to modify the. Mortgage upon request by the financial institution and the Buyer. The Stones and Cherokee Bank are therefore requesting the HRA subordinate their lien. The Stones are in agreement with the terms of the Contract for Private .Redevelopment and have signed it. • Staff has reviewed the Stones Richfield Rediscovered application and recommends approval of the Contract for Private Redevelopment and the subordination request. III. BASIS OF RECOMMENDATION A. .POLICY • HRA staff has received a completed application and $500 :application fee. • The proposed project meets the objectives of the Richfield Rediscovered Program: o Removes substandard, functionally obsolete housing and eliminates its blighting influence. o Provides new, higher valued housing. o Alleviates shortage of housing choice for families. o Facilitates the HRA's "Market Rate Initiatives" by providing a three-four-bedroom, owner-occupied house designed for a family. • The project meets the Housing Design and Site Development Criteria, as defined in Exhibit B of the Contract for Private Redevelopment. • An "Evaluation of Substandardness" of the property was conducted by the City's Consultant, Brian Ringham, and was found to meet the criteria for being deemed substandard. • "Section 5.2 Note Terms (f)" of the Contract for Private Redevelopment reads: "Unless the HRA agrees otherwise in • accordance with Section 6.3, the Mortgage will be a first lien on the Property." • ~ • "Section 6.3 Subordination" of the Contract for Private Redevelopment reads: "In order to facilitate obtaining financing for the construction of the Improvements by the Buyer, the HRA shall agree to modify this Agreement, the -Note or the Mortgage in the manner and to the extent the HRA deems reasonable, upon request by the financial institution and the Buyer." B. CRITICAL ISSUES • The property at 6837 14th Avenue was vacant and bank-owned. • The small house has been deemed sub-standard. • Prospective Richfield Rediscovered participants bear a significant cost in acquisition and demolition of an inner-ring suburb lot. The $70,000 Redevelopment Credit helps fill the financing gap. • The HRA is being asked to subordinate its mortgage with the Buyer to second position until such time the lien is forgiven. The lien will be removed from the property once a Certificate of Completion has been issued. Per the Contract for Private Redevelopment, the house must be completed within one year. C. FINANCIAL • This project is eligible fora $70,000 Redevelopment Credit subject to • the terms of the Contract for Private Redevelopment. • Under the terms of the Contract, three installments would be made: o $25,000 will be due and payable upon approval of the Contract by the HRA. o $25,000 will be due and payable following the issuance of a building permit for construction. o $20,000 will be due on the date of the issuance of a Certificate of Completion. D. LEGAL • The HRA's legal counsel prepared and reviewed the attached Contract for Private Redevelopment. • The Stones are in agreement with the terms of the Contract and have signed it. IV. ALTERNATIVE RECOMMENDATION(S~ • Approve the Contract for Private Redevelopment and deny the subordination request. • Approve the Contract as amended to allow for one payment of the $70,000 Redevelopment Credit at the date of the issuance of the Certificate of Occupancy and deny the subordination request. • Amend. the Contract for Private Redevelopment and direct staff #o work with property owners to revise their proposal -~ V. ATTACHMENTS • Contract for Private Redevelopment • Building .Plans • Site Plan • Elevations • Landscape Plan • Purchase Agreement • Letters from the Stones and Cherokee Bank explaining the request for subordination • Subordination Request form • Statement outlining amount of financing and terms VI. PRINCIPAL PARTIES EXPECTED AT MEETING • Christopher and Victoria Stone, the property owners • • r~ ~~i C] CONTRACT FOR PRIVATE DEVELOPMENT Between THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA and CHRISTOPHER AND VICTORIA STONE at 6837 14TH AVENUE SOUTH, RICHFIELD, MINNESOTA This Instrument Drafted by: Kennedy & Graven, Chartered 470 U.S. Bank Plaza 200 South Sixth Street Minneapolis, Minnesota 55402 Telephone: (612) 337-9300 • 286766v5 JBD RC 125-267 • ~~ CONTRACT FOR PRIVATE DEVELOPMENT THIS AGREEMENT, made and entered into as of this day of July 2008, by and between the Housing and Redevelopment Authority in and for the City of Richfield, a public body corporate and politic under the laws of the State of Minnesota, having its principal office at 6700 Portland Avenue, Richfield, Minnesota (HRA), and Christopher and Victoria Stone (Buyer). WITNESSETH: WHEREAS, the City of Richfield (City) and the HRA have previously created and established a Redevelopment Project (Project) -and Tax Increment Financing District (TIF District) pursuant to the authority granted in Minnesota Statutes, Sections 469.001 through 469.047 and Sections 469.174 through 469.179 (collectively, the Acts); and WHEREAS, pursuant to the Acts, the City and the HRA have previously adopted a redevelopment plan (Redevelopment Plan) and a tax increment financing plan (TIF Plan) to finance all or a portion of the public development costs of the Project; and WHEREAS, in order to achieve the objectives of the Redevelopment Plan and TIF Plan as hereinafter defined and particularly to make specified land in the Project available for development by private enterprise for and in accordance with the Redevelopment Plan, the HRA has determined to provide substantial aid and assistance to finance public development costs in the Project; and WHEREAS, the Buyer has proposed a development as hereinafter defined within the Project which the HRA has determined will promote and carry out the objectives for which the Project has been undertaken, will assist in carrying out the obligations of the Redevelopment Plan and TIF Plan, will be in the vital best interests of the City and the health, safety and welfare of its residents and is in accord with the public purposes and provisions of the applicable state and local laws and requirements under which development in the Project has been undertaken and is being assisted. NOW, THEREFORE, in consideration of the mutual covenants and obligation of the HRA and the Buyer, each party does hereby represent, covenant and agree with the other as follows: ARTICLE I. DEFINITIONS, EXHIBITS. RULES OF INTERPRETATION Section 1.1. Deftnitions. In this Agreement, the following terms have the meaning given below unless the context clearly requires otherwise: (a) Cam. The City of Richfield, Minnesota. • 286766v5 JBD RC 125-267 1 • ~ -3 (b) Construction Plans. Collectively, 'the plans, drawings and related documents related to the Improvements, which are listed on Exhibit D. (c) Buyer. Christopher and Victoria Stone. (d) Development. The Property and the Improvements to be constructed thereon according to the Construction Plans approved by the HRA. (e) HRA. The Housing and Redevelopment Authority in and for the City of Richfield, Minnesota. (~ Closing The date on which Buyer closes on the Purchase of the Property. (g) Housine and Redevelopment Authorities Act (HRA Act). Minnesota Statutes Sections 469.001 through 469.047. (h) Improvements. Each and all of the structures and site improvements constructed on the Property by the Buyer, as specified in the Construction Plans approved by the HRA. (i) Minimum Market Value. $168,000, which is the minimum market value for the land and Improvements as confirmed by the Hennepin County Assessor. (j) Mortgage and Holder. The term "mortgage" shall include the mortgages referenced in Article VI of this Agreement and any deed of trust or other instrument creating an encumbrance or lien upon the Property or any part thereof, as security for. a loan. The term "holder" in reference to a mortgage includes any insurer or guarantor (other than the Buyer) of any obligation or condition secured by such mortgage or deed of trust. (k) Pro a .The real property legally described as: S 1/2 OF THAT PART OF BLK 7 LYING S OF THEN 258 FT THEREOF AND N OF THE S 172 FT THEREOF- Located on land having a street address of: 6837 14th Avenue (1) Redevelopment Proiect (Proiect). The Redevelopment Project established by the HRA pursuant to Minnesota Statutes Sections 469.001 through 469.047 and described in the Redevelopment Plan. (m) Redevelopment Proiect Plan (Redevelopment Plan). The plans for implementation of the Project adopted by the HRA pursuant to Minnesota Statutes Sections 469.001 through 469.047. (n) Tax Increment Financing Act (TIF Act). Minnesota Statutes Sections 469.174 through 469.179. 286766v5 JBD RC125-267 2 • r~ • ~ ~~ (o) Tax Increment Financing District (TIF District). The TIF District previously created by the HRA pursuant to Minnesota Statutes Sections 469.174 through. 469.179 and described in the TIF Plan adopted therefor. (p) Tax Increment Financing Plan (TIF Plan). The plan for development of the TIF District previously adopted by the HRA pursuant to Minnesota Statutes, Sections 469.174 through 469.179. (q) Unavoidable Delays. Delays which are the direct result of strikes, labor troubles, fire or other casualty to the Improvements, litigation commenced by third parties which results in delays or acts of any federal, state or local government, except those contemplated by this Agreement, which are beyond the control of the Buyer. Section 1.2 Exhibits. The following Exhibits are attached to and by reference made a part of this Agreement: A. Form of Certificate of Completion B. Housing Design and Site Development Criteria C. The Note and Mortgage D. List of Construction Plan Documents Section 1.3 Rules of Interpretation. (a) This Agreement shall be interpreted in accordance with and governed by the laws of the State of Minnesota. (b) The words "herein" and "hereof' and words of similar import, without reference to any particular section or subdivision refer to this Agreement as a whole rather than any particular section or subdivision hereof. (c) References herein to any particular section or subdivision hereof are to the section or subdivision of this Agreement as originally executed. (d) Any titles of the several parts, articles and sections of this Agreement are inserted for convenience and. reference only and shall be disregarded in construing or interpreting any of its provisions. ARTICLE II. REPRESENTATIONS AND UNDERTAHINGS Section 2.1 By the Buyer. The Buyer makes the following representations and undertakings: (a) The Buyer has the legal authority and power to enter into this Agreement and has duly authorized the execution, delivery and performance of this Agreement; 286766v5 JBD RC125-267 r~ r~ `J ~'~ (b) The Buyer has the necessary equity capital or will obtain .commitments for financing necessary for construction of the Improvements; (c) The Buyer will construct the Improvements in accordance with the terms of this Agreement and all local, state and federal laws and regulations; (d) The Buyer will obtain, in a timely manner, all required permits, licenses and approvals, and will meet, in a timely manner, the requirements of all local, state and federal laws and regulations which must be obtained or met before the Improvements may be constructed; and (e) The plans for the Improvements have been prepared by a qualified draftsperson or architect. (f) Buyer intends to reside at the Property following completion of construction; and is not acquiring the Property for the purpose of resale or speculation. Section 2.2 By the HRA. The HRA makes the following representations as the basis for the undertaking on its part herein contained: (a) The HRA is authorized by law to enter into this Agreement and to carry out its obligations hereunder; and (b) The HRA will, in a timely manner, subject to all notification requirements, review and act upon all submittals and applications of the Buyer and will cooperate with the efforts of Buyer to secure the granting of any permit, license, or other approval required to allow the construction of the Improvements.:. ARTICLE III. ACQUISITION OF PROPERTY; CONVEYANCE TO BUYER Section 3.1 Purchase of :'Property by Buyer. The Buyer has, or will utilize its best efforts to enter into a binding agreement to purchase the Property. Upon determination by the HRA that Buyer has entered into a binding purchase agreement for the purchase of the Property, the HRA will deliver to Buyer the Note described in Section 5.1. If no binding purchase agreement is entered into within _ days from the date of this Agreement, either the HRA or the Buyer may declare this Agreement null and void, and the parties will thereby be released from any further obligation hereunder. Section 3.2 Closing. On or before the date of first installment, the Buyer will provide the HRA with a mortgage in recordable form (and pay for the cost of recording). The mortgage will act as security for repayment of any of the redevelopment credit advanced to the Buyer in the event that construction of the Improvements is not completed on or before the date specified in Section 4.3. The Mortgage will 'be in substantially the form of the mortgage shown on the attached Exhibit C. 286766v5 JBD RC 125-267 4 • ~~ ARTICLE IV. CONSTRUCTION OF IMPROVEMENTS Section 4.1. Construction of Improvements. The Buyer shall construct the Improvements on the Property in accordance with the Construction Plans, shall meet or exceed the Minimum Market Value specified in Section 1.1, and shall maintain, preserve and keep the Improvements in good repair and condition. Section 4.2. Building Plans. No building permit will be issued by the City unless the building plans are in conformity with the Construction. Plans, with the Buyer's Minimum Market Value, this Agreement, including the Housing Design and Site Development Criteria contained in Exhibit B, and all local, state and federal regulations. The HRA shall, within 25 days of receipt of Construction Plans submitted in application for a building permit, review such Construction Plans to determine whether the foregoing requirements have been met. If the HRA determines such Construction Plans to be deficient, it shall notify the Buyer in writing stating the deficiencies and the steps necessary for correction. Issuance of the building permit by the City shall be a conclusive determination that the Construction Plans have been approved and. shall satisfy the provisions of this Section 4.2. Section 4.3 Schedule of Construction. Subject to Unavoidable Delays, construction of the Improvements shall be completed .prior to July 22, 2009. All construction shall be in conformity with the approved Construction Plans. Periodically during construction the Buyer shall make reports in such detail as may reasonably be requested by the HRA concerning the actual progress of construction. If at any time prior to completion of construction the HRA has cause to believe that the Buyer will be unable to complete construction of the Improvements in the time permitted by this Section' 4.3, it may notify the Buyer and demand assurances from the Buyer regarding the Buyer's construction schedule. If such assurances are not forthcoming or are deemed by the HRA at its sole discretion to be inadequate, the HRA. may declare an Event of Default and may avail itself of any,of the remedies specific in Section 8.2 of this Agreement. Section 4.4 Certificate of Completion. Promptly after notification by the Buyer of completion of construction of the Improvements, the HRA shall inspect the construction to determine whether the Improvements have been completed in accordance with the Construction Plans and the terms of this Agreement, including the date of the completion thereof. In the event that the HRA is satisfied with the construction, the HRA shall furnish the Buyer with a Certificate of Completion in the form attached hereto as Exhibit A. Such certification by the HRA shall be a conclusive determination of satisfaction and termination of the agreements and covenants in this Agreement with respect to the obligation of the Buyer to construct the Improvements. Issunace of the Certificate of Completion shall also serve as a satisfaction of any obligation of Buyer under the Note' and Mortgage. If the HRA shall refuse or fail to provide certification in accordance with the provisions of this Section 4.4, the HRA shall within 15 days of such notification provide the Buyer with a written statement, indicating in adequate detail in what respects the Buyer has failed to complete the Improvements in accordance with the provisions of this Agreement necessary, in the opinion of the HRA, for the Buyer to take or perform in order to obtain such certification. 286766v5 JBD RC125-267 to ~~ Section 4.5 Failure to Construct. In the event that construction of the Improvements is not completed as provided in Section 4.3 of this Agreement, an Event of Default-shall be deemed to have occurred, and the HRA may proceed with its Remedies on Default under this Agreement. ARTICLE V. REDEVELOPMENT CREDIT Section 5.1 Issuance of the Note. As consideration for Buyer's covenant to construct the Improvements, and subject to all of the conditions of this Agreement, the HRA agrees to provide the Buyer with a Redevelopment Credit in the amount of $70,000. Upon the Buyer providing the HRA with .evidence that Buyer has entered into a purchase agreement for the purchase of the Property, the HRA will deliver to Buyer a promissory note in substantially the .form of the attached Exhibit C. Payment of the Redevelopment Credit will be exclusively subject to and in accordance with the terms of the Note as such, are contained in the Note or described in this Agreement. Section 5.2 Note Terms. The terms of the Note will include the following: (a) Assuming the Buyer is in compliance with Buyers obligations, the Note will be payable in three installments. The first .installment of $25,000 will be due and payable upon execution of the Contract by the HRA, the second installment of $25,000 will be due and payable not later than five days following the date a building permit for construction of the Improvements is issued, and the final installment of $20,000 on the date of the issuance of a Certificate of Completion showing full completion of all of the Improvements including landscaping. (b) The Note will be cancelled if the Closing does not occur by the last date provided in Section 3.2; or if construction of the Improvements are not fully completed by the last date provided in Section 4.3. (c) The Note will not bear interest. (d) The Note may be canceled by the HRA in the event that the Buyer is in default of any of its obligations under this Agreement. (e) The Note may not be assigned or pledged unless the proposed recipient certifies to the. HRA that it is aware of and accepts to the conditions of the Note governing payment. (f) The Note will provide for repayment of the any Development Credit payments paid to Buyer under the Note in the event that the Buyer fails to meet the time requirements of Sections 3.2 and 4.3. Such repayment obligation will be secured by a mortgage in substantially the form shown in Exhibit C which will be delivered by Buyer to the HRA at Closing. Unless the HRA agrees otherwise in accordance with Section 6.3, the Mortgage will be a first lien on the Property. • 286766v5 JBD RC125-267 6 • • • (~- B Section 5.3 Payments Under the Note. On the date payments are due under the Note, the HRA will make such payments by delivering the amount due to either the lending institution providing financing for construction of the Improvements, or the title company servicing the construction loan. Such lending institution or title company may then use the delivered funds to make payment to any contractor or'materialman for work or materials actually furnished in connection with the Improvements; In the event that no lending institution or title company is willing to serve in that capacity, the HRA shall disburse the payments, when due, in any manner which in its reasonable judgment will assure that the funds will be expended for construction of the Improvements. ARTICLE VI. FINANCING Section. 6.1 Financing. Within 15 days of the date of execution of this Agreement, the Buyer shall submit to the HRA evidence of financing for the Improvements in compliance with the provisions of Section 2.1(b) of this Agreement. If the HRA finds that the financing is adequate in amount to provide for the construction of the Improvements, the HRA shall notify the Buyer of its approval. If the HRA rejects the evidence of financing as inadequate, the Buyer shall have 30 days or such additional period of time as the Buyer may reasonably require from the date of such notification to submit evidence of financing satisfactory to the HIZA. If the Buyer fails to submit such evidence or fails to use due diligence in pursuing financing, the HRA may terminate this Agreement and both parties shall be released from any further obligation or liability hereunder, except for the H1ZA's remedies pursuant to Section 4.5 of this Agreement. Section 6.2 Copv of Notice of Default to Lender. Whenever the HRA shall deliver any notice or demand to the Buyer with respect to any Event of Default by the Buyer in its obligations or covenants under this: Agreement, the HRA shall at the same time forward a copy of such notice or demand to each Holder of any Mortgage authorized by the Agreement at the last address of such Holder shown in the records of the HRA. Section 6.3 Subordination. In order to facilitate obtaining financing for the construction of the Improvements by the Buyer, the HRA shall agree to modify this Agreement, the Note or the Mortgage in the manner and to the extent the HRA deems reasonable, upon request by the financial institution and the Buyer. ARTICLE VII. PROHIBITIONS AGAINST ASSIGNMENT AND TRANSFER Section 7.1 Representation as to Redevelopment. The Buyer represents and agrees • that its undertakings pursuant to'the Agreement, are for the purpose of development of the Property and not for speculation in land holding. The Buyer further recognizes that, in view of 286766v5 JBD RC 125-267 7 • U ~-9 the importance of the Development to the general welfare of Richfield and the substantial financing and other public aids that have been made available by the HRA for the purpose of making .the Development possible, the qualification. and identity of the Buyer are of particular concern to the HRA. The Buyer further recognizes that it is because of such qualifications and identity that the HRA is entering into this Agreement, and,. in so doing, is further willing to rely on the representations and undertakings of the Buyer for the faithful performance of all undertakings and covenants agreed by the Buyer to be performed. .Section 7.2 Prohibition Against Transfer of Property and Assignment of Agreement. For the reasons set out in Section 7.1 of this Agreement, the Buyer represents and agrees that prior. to the issuance of the Certificate of Completion by the. HRA: (a) Except only by way of security for, and only for -the purpose of obtaining. financing necessary to enable the Buyer or any successor in interest to the Property, or any part thereof, to perform its obligations with respect to the Development under this Agreement, and any other purpose authorized by this Agreement, the Buyer; except as so authorized, has not made or created, and that it will not make or create, or suffer to be made or created, any total or partial sale, assignment, conveyance, or any trust in respect to this Agreement or the Property or any part thereof or any interest therein, or any contract or agreement to do any of the same, without the prior written approval Qf the HRA. ARTICLE VIII. '.EVENTS OF DEFAULT Section 8.1 Events of Default Defined. The following shall be deemed Events of Default under this Agreement and the term shall mean, whenever it is used in this Agreement, unless the context otherwise provides, any one or more of the following events: (a) Failure by the Buyer to pay when due the payments required to be paid or secured under any provision of this Agreement; (b) Failure by the Buyer to .observe and substantially perform any covenant, condition, obligation or agreement, on its part to be observed or performed hereunder, including the time for such performance; (c) If the Buyer shall admit in writing its inability to pay its debts generally as they become due, or shall file a petition in bankruptcy, or shall make an assignment for the benefit of its creditors, or shall, consent to the appointment of a receiver of itself or of the whole or any substantial part of the Property; (d) If the Buyer, on a petition in bankruptcy filed against it, be adjudicated as bankrupt, or a court of competent jurisdiction shall enter an order of decree appointing, without the consent of the Buyer, a .receiver of the Buyer or of the whole or substantially all of its property, or approve a petition filed against the Buyer seeking reorganization or arrangement of . the Buyer under the federal bankruptcy laws, and such adjudication, order or decree shall not be vacated or set aside or stayed within 60 days from the date of entry thereof; or 286766v5 JBD RC125-267 g • • (~-io (e) If the Development is in default under any Mortgage and has not entered into a work-out agreement with the Mortgagee. Section 8.2 Remedies on Default. Whenever any Event of Default occurs, the HRA may, in addition to any other remedies or rights given the HRA under this Agreement, take any one or more of the following actions following written notice by the HRA to the Buyer as provided in Section 9.5 of this Agreement: (a) suspend. its performance under this Agreement until it receives assurances from the Buyer, deemed reasonably adequate by the HRA, that the Buyer will cure its default and continue its performance under this Agreement; (b) cancel or rescind this .Agreement; (c) cancel or rescind the Note; (d) foreclose on the Mortgage; (e) withhold the Certificate of Completion; or (f) take whatever action at law or in equity may appear necessary or desirable to the HRA to enforce performance and observance of any obligation, agreement, or covenant of the Buyer under this Agreement; provided, however, that any exercise by the HRA of its rights or remedies hereunder shall always be subject to and limited by, and shall not defeat, render invalid or limit in any way (a) the lien of any Mortgage authorized by this Agreement and (b) any rights or interest provided in this Agreement. for the protection of the Holders of a Mortgage; and provided further that should any Mortgagee. succeed by foreclosure of the Mortgage or deed in lieu thereof to the Buyer's interest in the Property, it shall, notwithstanding the foregoing, be obligated to perform the obligations of the Buyer under this Agreement to the extent that the same have not therefore been performed by the Buyer. Section 8.3 No Remedy >Jxclusive. No remedy herein conferred upon or reserved to the HRA is intended to be exclusive of any other available remedy or remedies, but each and every such remedy shall be cumulative and shall be in addition to every other remedy given under this Agreement or now or hereafter existing at law or in equity or by statute. No delay or omission to exercise any right or power accruing upon any default shall impair any such right or power or shall be construed to be a waiver thereof, but any such right and power may be exercised from time to time and as often as may be deemed expedient. In order to entitle the HRA or the Buyer to exercise any remedy reserved to it, it shall not be necessary to give notice, other than such notice as may be required in this Article VIII. Section 8.4 No Additional Waiver ImAlied by One Waiver. In the event of the occurrence of any Event of Default by either party, which Event of Default is thereafter waived by the other party, such waiver shall be limited to the particular Event of Default so waived and shall not be deemed to waive any other concurrent, previous or subsequent Event of Default. 286766v5 JBD RC 125-267 9 • • CJ (o~ ~ J ARTICLE IX. ADDITIONAL PROVISIONS Section 9.1 Conflict of Interests; Representatives Not Individually Liable. No HRA officer who is authorized to take part in any manner in making this Agreement in his or her official capacity shall voluntarily have a personal financial interest in this Agreement or benefit financially there from. No member, official, or employee of the HRA shall be personally liable to the Buyer, or any successor in interest, for any Event of Default by the HRA or for any amount which may become due to the Buyer or successor or on any obligations under the terms of this Agreement. Section 9.2 Non-Discrimination. The provisions of Minnesota Statutes Section 181.59, which relate to civil rights and non-discrimination, and any affirmative action program of the City shall be considered a part of ,this Agreement. and binding on the Buyer as though fully set forth herein. Section 9.3 Notices and': Demands. Except as otherwise expressly provided in this Agreement, a notice, demand or other communication under this Agreement by either party to the other shall be sufficiently given or' delivered if it is sent by mail, postage prepared, return receipt requested or delivered personally: (a) As to the HRA: • Richfield HRA Executive Director 6700 Portland Avenue South Richfield, MN 55423 (b) As to the Buyer: Christopher and Victoria Stone 14442 Flax Way Apple Valley, MN 55124 or at such other address with respect to either such party as that party may, from time to time, designate in writing and forward to the other as provided in this Section 9.3. Section 9.4 Counterparts. This Agreement may be simultaneously executed in any number of counterparts, all of which shall constitute one and the same instrument. • 286766v5 JBD RC125-267 10 • • (t,- 12 IN WITNESS WHEREOF, the HRA has caused this Agreement to be duly executed in its name and behalf and its seal to be hereunto duly affixed and the Buyer has caused this Agreement to be duly executed as of the day and year first above written. THE .HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA By Its Chairperson By Its Executive Director • 286766v5 JBD RC125-267 Buyer 11 • • • (~- 13 • STATE OF MINNESOTA COUNTY OF ) SS The foregoing instrument was acknowledged before me this day of 200 , by ,the Chairperson of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public STATE OF MINNESOTA )' SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of 200 , by ,the Executive Director of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. • Notary Public STATE OF MINNESOTA ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of 200 , by Christopher and Victoria Stone, husband and wife. Notary Public • 286766v5 JBD RC125-267 12 • • ~-i~ • EXHIBIT A FORM OF CERTIFICATE OF COMPLETION The undersigned hereby certifies that ,has fully and completely complied with its obligations under Article IV of that document entitled "Contract for Private Development", between the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota and dated , filed as Document No. with respect to the construction of the approved construction plans at ,legally described as .and is released and forever discharged from its obligations to construct under such above-referenced Article. DATED: STATE OF MINNESOTA COUNTY OF HENNEPIN THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY RICHFIELD By: Its: Chairperson By: Its: Executive Director SS The foregoing instrument was acknowledged before me this day of 200_, by and the Chairperson and Executive Director of the Housing and Redevelopment Authority in and for the City of .Richfield, a public body corporate and politic under the laws of the State of Minnesota on behalf of the public body corporate and politic. Notary Public This instrument was drafted by: Kennedy & Graven, Chartered 470 U.S. Bank Plaza 200 South Sixth Street Minneapolis, MN 55402, • 286766v5 JBD RC125-267 A-1 ~-~5 i EXHIBIT B HOUSING DESIGN AND SITE DEVELOPMENT CRITERIA Siding materials, exterior facade presentation, roof, window, siding and building line variability, finished landscape, interior space function and use are all important considerations. The development of all sites shall meet the development objectives listed below. The guidelines were created to ensure that the homes built on the identified lots blend in with the surrounding neighborhood and respond to specific concerns of the HRA. 1. General: a. The home shall be single-family, owner occupied. b. The value of the new home must meet or exceed the value specified for the Development in the Contract for Private Development. 2. Site Standards: a. The entire grounds shall be finish landscaped to be aesthetically pleasing in all seasons. Land forms and plant materials shall be used to define the site and neatly blend with adjoining property. b. Utility meters shall be screened from street view. c. Site drainage shall be accommodated on the site so that water is directed away from the new .home and the neighboring properties. Neighboring properties should not be disturbed to create drainage swales. Construction and the finished structure must improve or not have a detrimental impact on storm water drainage patterns in the neighborhood. d. Existing trees shall be preserved as much as possible. Care should be taken to preserve existing root systems. A tree wrap with board reinforcement shall be used on trees directly adjacent to active grading and construction areas. e. The construction site, neighboring property and adjacent public street and sidewalk shall be kept free of construction debris at all times. f. Air conditioning units must be located in the rear yard of the house. g. Egress window area well foundations must meet side setback requirements (a minimum of 5' from the property line), or be located in the rear yard of the house. 286766v5 JBD RC125-267 B-1 • • r~ U ~-1~ • h. Under no circumstance during the construction period shall construction workers, construction equipment or construction materials enter, .disturb, or damage neighboring properties. The HRA will solely determine whether a violation has occurred. A penalty of $50 per day will be assessed and drawn from the Letter of Credit after written notice of violation and a ten (10) day period for correction has been provided the Builder. Alternately, the Buyer may enter into a written agreement with the affected adjacent property owner(s) during this ten (10) day period. The agreement must describe the details of correction and repair which the builder will make at a specified alternate date during construction completion. The Buyer will be responsible for the cost of corrections and repairs determined necessary by the affected adjacent parties. Where disputes occur, the Buyer agrees to participate in mediation services to facilitate problem resolution. 3. Building Standards: a. A minimum of three completed bedrooms is required. b. A minimum of one full completed bath and aroughed-in 3/a bath is required. c. A two car garage, attached or detached, must be provided on the site. d. Exterior materials (siding, soffit, doors and windows) should be low maintenance. Aluminum and vinyl are preferred. Natural cedar lap is acceptable if properly stained or painted. Hardboard panels or hardboard lap siding are not acceptable. • e. Unit height and mass of the new home must be compatible with the scale of the surrounding neighborhood. f. All building plans must have been prepared in consultation with an architect or qualified draftsperson. All requirements by the Building Inspections Division must be met by the Buyer. g. A full basement shall be provided in the house unless the selected design results in a split level type of construction. h. House design is a critical element of the program. The HRA design review will include: The house building lines, window and door placement, and orientation to street for present a balanced and pleasing view from all sides. Windows that are double hung in style or appearance with muntins (window pane grids) are preferred, especially on the street-facing elevations. Garage door dominance in design must be minimized. i. All construction must conform to current sound attenuation building standards for properties located in 65-69 and 70-74 Ldn zones. • 286766v5 JBD RC 125-267 B-2 • • L_J ~-i~ M EXHIBIT C PROMISSORY. NOTE REDEVELOPMENT CREDIT NOTE $70,000 , 2008 The Housing and Redevelopment Authority in and for the City of Richfield, Minnesota, a public body corporate and politic (the "Maker"), for value received, hereby promises to pay to Christopher and Victoria Stone (the "Holder") the principal sum of seventy thousand and No/100 Dollars ($70,000), with no interest as hereinafter provided, in any coin or currency which at the time or times of payment is legal tender for the payment of private debts in the United States of America. The principal of this Note is payable as follows: 1. The principal amount of the Note is as provided for in that certain agreement by and between Maker and Holder entitled: Contract for Private Development dated (the "Contract") and shall bear no interest. Terms contained in this Note shall have the meanings given them in the Contract unless a different meaning is clearly indicated. 2. The Note shall be due and payable the Note will be payable in three installments. The first installment of $25,000 will be due and payable upon execution of the Contract by the HRA, the second installment of $25,000 will be due and payable not later than five days following the date a building permit for construction of the Improvements is issued, and the final installment of $20,000 on the date of the issuance of a Certificate of Completion showing full completion of all of the Improvements including landscaping. No amount shall be due or payable prior to those dates. 3. This Note will be cancelled if the Closing.does not occur by the last date provided in Section 3.2 of the Contract; or if construction of the Improvements are not fully completed by the last date provided in Section 43 of the Contract. 4. This Note is given pursuant to the Contract. All of the agreements, conditions, covenants, provisions, and stipulations and remedies contained in the Contract are hereby made a part of this Note to the same extent and with the same force and effect as if they were fully set forth herein. It is agreed that time is of the essence of this Note. If a default by the Maker or the Holder occurs under the Contract, then the Holder or Maker may at its right and option, exercise any rights it may have under law or at equity, under the Agreement, and under the Note. 5. The remedies of the Maker or Holder as provided herein, and in the Contract, or any other instrument, shall be cumulative and concurrent and may be pursued singly, successively, or together, and, at the sole discretion of the Maker or Holder, may be exercised as • JBD-236919v 1 RC 125-240 • • ~'~ ~ i often as occasion therefore shall occur; and the failure to exercise any such right or remedy shall in no event be construed as a waiver or release thereof. The Maker or Holder shall not be deemed, by any act of omission or commission, to have waived. any of its rights or remedies hereunder unless. such waiver is in writing and signed by the Maker or Holder and then only to the extent specifically set forth in the writing. A waiver with reference to one event shall not be construed as continuing or as a bar to or waiver of any right or remedy as to a subsequent event. 'This Note may not be amended, modified, or changed except only by an instrument in writing !signed by the party against whom enforcement of any such amendment, modifications, or change is sought. 6. This Note shall be governed by and construed in accordance with the laws of the state of Minnesota without regard to its conflict of laws provisions. Any disputes, controversies, or claims arising out of this Note shall be heard in the state or federal courts of Minnesota, and all parties to this Note waive any objection to the jurisdiction of these courts, whether based on convenience or otherwise 7. Holder may not assign, transfer or pledge this Note without the prior written consent of the Maker. Maker may condition consent on obtaining a certification from the proposed assignee, transferee or pledgee acknowledging and agreeing to Maker's rights to cancel the Note in accordance with the terms of the Note and the Contract. 8. IT IS HEREBY CERTIFIED AND RECITED that all conditions, acts, and things required to exist, happen, and be performed precedent to or in the issuance of this Note do exist, have happened, and have been performed in regular and due form as required by law. 9. .Any Development Credit payments paid to Buyer under the Note will be repaid to the HRA in the event that the Buyer fails to meet the time requirements of Sections 3.2 and 4.3 of the Contract. Such repayment obligation will be secured by a mortgage in substantially the form shown in Exhibit C of the Contract: which will be executed and delivered by Buyer to the HRA at Closing. Unless the HRA agrees otherwise in accordance with Section 6.3, the Mortgage will be a first lien on the Property. IN WITNESS WHEREOF, the Maker has caused this Note to be duly executed as of the _ day of , 2008 • JBD-236919v1 RC 125-240 THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA BY Its Chairperson 4 • l~-I q By Its Executive Director Buyer • • JBD-236919v1 RC125-240 • • • b ~ ~® • STATE OF MINNESOTA ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of 200 , by ,the Chairperson of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public • STATE OF MINNESOTA ) SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of 200 , by ,the Executive Director of the Housing and Redevelopment Authority in and for the City of Richfield, Minnesota (HRA), a public body corporate and politic under the laws of Minnesota, on behalf of the HRA. Notary Public STATE OF MINNESOTA ) l SS COUNTY OF ) The foregoing instrument was acknowledged before me this day of 200 , by Christopher and Victoria Stone, husband and wife. Notary Public r~ U JBD-236919v1 RC125-240 6 • r1 LJ • ~-Zl MORTGAGE This Indenture made this day of , 2008, between CHRISTOPHER AND VICTORIA STONE, Mortgagor, and THE HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD, MINNESOTA, a Minnesota public body corporate and politic under the laws of the State of Minnesota, Mortgagee. Witnesseth: That the said Mortgagor, in consideration of the sum of One ($1.00) Dollar and other good, valuable and sufficient consideration, the receipt whereof is hereby acknowledged, does hereby Grant, Bargain, Sell, and Convey unto the said Mortgagee, its .successors and assigns, Forever, all the tracts or parcels of land lying and being in the County of Hennepin and State of Minnesota, described as follows, to-wit: The separate tracts and parcels of land described in the attached Exhibit A. (The "Property") To Have and to Hold the Same, Together with the hereditaments and appurtenances thereto belonging to the said Mortgagee, its successors and assigns, forever. And the said Mortgagor, for itself, and its successors and assigns, does covenant with the said Mortgagee, its successors and assigns, as follows: That it is lawfully seized of said premises and has good right to sell and convey the same; that the same are free from all incumbrances, save and except reservations, restrictions • and easements of record; that the Mortgagee, its successors and assigns, shall quietly enjoy and possess the same; and that the Mortgagor will .Warrant and Defend the title to the same against all lawful claims not hereinbefore specifically excepted. Provided, Nevertheless, That if said Mortgagor, its successors and assigns, shall keep and perform each and every one of its obligations with respect to completion of construction of the Improvements to be constructed by Mortgagor under and pursuant to that certain Contract for Private development dated as of (the "Contract"), made and entered into between Mortgagor and Mortgagee, and shall keep and perform all the covenants and agreements herein contained, then this deed to be null and void, and to be released at the Mortgagor's expense. This Mortgage secures a principal debt in the amount of $70,000 payable by Mortgagor to Mortgagee under the terms of the Contract, and amendments thereto, between Mortgagor and Mortgagee. And the Mortgagor, for itself, and its successors and assigns, does hereby covenant and agree with the Mortgagee, its successors and assigns, to perform its obligations as above specified, to pay all taxes and assessments now due or that may hereafter become liens against said premises at least ten (10) days before penalty attaches thereto; to pay, when due, both principal and interest of all prior liens or incumbrances, and to keep said premises free and clear of all other liens or incumbrances; to commit or permit no waste on said premises and to keep them in good repair; to complete forthwith any improvements which may hereafter be under course of construction thereon, and to pay any other expenses and attorneys' fees incurred by said Mortgagee, its successors or assigns, by reason of litigation with any third party for the protection of the lien of this Mortgage. JBD-236919v1 RC 125-240 7 C • ~-2~ i That Mortgagor, does further covenant and agree that if any. lien for labor, skill or material shall be filed for record during the life of this Mortgage, upon or against the premises hereby mortgaged, the said Mortgagor will, within thirty (30) days after the date of its filing for record, either pay off the said lien and secure its satisfaction of record, or will protect the Mortgagee against any loss or damage growing out of its enforcement, by furnishing a bond for the same amount in the form and with the sureties to be approved by the Mortgagee. In case of failure to pay said taxes and assessments, prior liens or incumbrances, expenses and attorneys' fees as above specified, onto insure said buildings and deliver the policies as aforesaid, the Mortgagee, its successors or assigns, may pay such taxes, assessments, prior liens, expenses and attorneys' fees and interest thereon, or effect such insurance, and the sums so paid shall bear interest at the highest rate permitted by law from the date of such payment, shall be impressed as an additional lien upon said premises, and be immediately due and payable from the Mortgagor, its successors or assigns, to said Mortgagee, it successors or assigns, and this Mortgage shall from date thereof secure the repayment of such advance with interest. In case of default in any of the foregoing covenants, the Mortgagor confers upon the Mortgagee the option of declaring a default and hereby authorizes and empowers said Mortgagee, its .successors and assigns, to foreclose this Mortgage by judicial proceedings or to sell said premises at public auction and convey the same to the purchaser in fee simple in accordance with the statute, and out of the money arising from such sail to retain all sums secured hereby, with interest and all legal • costs and charges of such foreclosure and the maximum attorneys' fee permitted by law, which costs, charges and fees the Mortgagor herein agrees to pay. In Testimony Whereof, The said Mortgagor has hereunto set its hand the day and year first above written. • JBD-236919v1 RC 125-240 r~ LJ • (~-23 STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this day of , 2008, by Christopher and Victoria Stone, husband and wife. (Notary Stamp or Seal) Notary Public This Instrument was Drafted by: Kennedy & Graven, Chartered 470 Pillsbury Center Minneapolis, MN 55402 (612) 337-9300 • JBD-236919v1 RC125-240 9 • • ~~~~ EXHIBIT A LEGAL DESCRIPTION S 1/2 OF THAT PART OF BLK 7 LYING S OF THEN 258 FT THEREOF AND N OF THE S 172 FT THEREOF • • 286766v5 JBD RC 125-267 G1 • r1 L.J • ~ -zs EXHIBIT D LIST OF CONSTRUCTION PLAN DOCUMENTS • Contract for Private Development, fully executed • Building Plans, approved by the HRA for design considerations and approved by the Building Official for construction considerations • Approved Site Plan • Landscape Plan • Purchase Agreement for sale of Property from Buyer to Homeowner • 286766v5 JBD RC 125-267 D-1 • • • • • • ,_,. ...,._., -_t 1 ~ ...._.... .. U P r n 0 0 i ~~~~~#i ~ 4~ i t_ -_-+~ r U D r -~ P of n r A O z O z -I P~ r ''~~ A --I 0 z u n r A 0 p r A 0 Z 4 n m r N mc2zvmz ~`~' mZyyoc~o A S ~ ~ O m ~ 8~~ wy p ~~~'~y~yT~mT O p Z O A B~PgoF z m ~ ~ 6 ~n ~ ~ ~~mc ~ OO D O ~ Z Z T O • I • • A z r - r -~ 0 O r z Z 0 0 d T 4 n A r ~p A ^ 0 2MDF190fi8 244DH3056 244 2MOH3049 2MDH3049 • ,..., _ • ,.... ~, ...... ~... ~....- ~..~ -~. \7 ~`,_l, .-. !l ~ ..__. ..._ l~ ... p ~ __ .. O z - ~' ~r ~~ ~~~ p -I ~ o z ~------~ ~ ~ ---- ~ I I I I I ----------J L__-_J L-------------- I. I I r I: I I I __.. o pYOehtfr. ' f .. ~ I `... :: .. ~ I ~ I I: ~ ~ I I :I I ~ -,~-. r II ., < ~~ I~~I r~~~ i - g I I I .I ~ ~ I. R I I :I r I- I o I~ I• I ~ ~~ I 'I I ,~, ~ ._...~ ; I ~ ~I I, ,I --- .. I ~, ~ I~ I I I A m I ----------, ~ .. _ _ __ _ ~ I~ i l _ _ -,) ~ ~, JI I I ~ ~ I I I --~ I ....... _...._........I I ~~-°®_~------------ ~~ j I I I ~ I I I 1 I I I I I I I I I I j I L ------------------- J ----------- ------- ----r ~' l } • I • • REQUEST FOR SUBORDI ANION AGREEMENT HOUSING AND REDEVELOPMENT AUTHORITY IN AND FOR THE CITY OF RICHFIELD :7 • • INSTRUCTIONS . / Please review the HRA's subordination policy prior to submitting a request for subordination. / Please complete form and return by fax. / HRA Processing Fee - $75.00. / Request will not be reviewed until all supporting documents and fee have been received. MORTGAGOR INFORMATION Applicant (Mortgagor) Name: Christopher and Victoria Stone Pro ert Address: 6837 14th Avenue Richfield MN 55423 PR4CESSiNG INF .R. yIATION Reason for subordination: The construction loan in place that was used for the purchase of the property and the remaining funds to be used for anticipated improvements,. has the bank in a first lien position. Closing Dater June 30. 2008 Full Legal name of Mortgagee (new lender): Cherokee Bank (This name will appear on Subordination Agreement) Mortgagee's state of incorporation: Minnesota N/A to federal credit unions; lender's location is not necessaril the State in which it is incor orated) DEBT INFORMATION PRQ~ERTY V~4LUE INFORMATION Amount of new mortgage loan 256 000 Projected property value: 320 000 HRA Redevelopment Credit 70 000 Appraisal conducted? ^ Yes X No All other remaining lien(s) ~0 If no, how value determined? Equity Line of Credit ~0 Total projected indebtedness 256 000* E uit bein removed? * Total Project Indebtedness does not include $70,000 Redevelopment Credit, as this is ultimately a grant. However, a lien will be placed on the property for a year until the project is completed. LTV: 80% (A total LTV including HRA debt should be below 80 percent.) DOCUMENT DISTRIBUTION INFORMATION Send document to: ^ Broker or Direct Lender ^ Title Company X Pickup at City Hall Company Name: ATTN: Address: Phone No; Fax No: .DOCUMENTS R QUIRED-FOR'.~C) ~? ETE:APPI_,I~AT.t;ON ^ $75 Application fee (Check payable to Richfield HRA or cash) ^ Typed letter, dated and signed by mortgagor, stating the reason for the requested subordination and the use of any equity being removed as part of the loan transaction ^ Copy of current title work (must indicate all debt against property) ^ Settlement statement indicating estimated closing costs ^ Current a praisal - n/a R:\CDAdmin\HOUSING\Subordination & Payoffs\Forms\2008 SubRequestForm.doc • ~ ®Z~' ~ Land~America` Commitment for Title Insurance - Schedule A ~ Commonwealth Issued by Commonwealth Land Title Insurance Company • Commonwea/th Land Title Insurance Company is a member of the LandAmerica fami/y of tit/e insurance underwriters File Number: EN08-2361 1. Effective Date: June 1, 2008, at 05:00 PM Commitment Number: MN063949AC 2. Policy or Policies to be issued: Amount (a) ® (ALTA Own. Policy (10/17/92) ) $ 320,000.00 Proposed Insured: Cristopher Stone and Victoria Stone (b) ® (ALTA Loan Policy. (10/17/92) ) $ 256,000.00 Proposed Insured: Cherokee Bank, its successors and/or assigns as their respective interests may appear. ; 3. The estate or interest in the land. described or referred to in this Commitment is: fee simple 4. Title to the fee simple estate or interest in the land is at the Effective Date vested in: Mortgage Guaranty Insurance Corporation, by Special Warranty Deed dated July 20, 2007, filed of record June 6, 2008, as Document No. 4503125. 5. The land referred to in this Commitment is situated in the County of Hennepin, State of Minnesota, and is described as follows: See Exhibit "A" attached hereto. For Information Purposes: Property Address: 6837 14th Avenue South Richfield, MN 55423 For questions regarding this commitment, please contact: Issuing Agent: ENTITLE Address: 7760 France Avenue South, Suite 175 Bloomington, MN 55435 Rhone: (952)831-1110 Countersigned: .. ... Authorized Officer or Agent __ ALTA Standard Commitment (Rev. 6/06) Schedule A Valid only if Schedule B and Cover are attached • • • ~~ 3 ~ File Number: EN08-2361 f Schedule B -Section 1 Requirements The following are the requirements to be complied with: a. Instrument creating the estate or interest to be insured must be executed and filed for record, to-wit: a) Conveyance of the estate or.interest in land as described in Schedule A from the party or parties recited at Item 3 of Schedule A to the Proposed Insured (Owner): Note: The following must accompany the' deed for filing: A Certificate of Real Estate Value containing the social security number or the federal tax identification number of each of the grantors and grantees. All grantors and grantees must have obtained a social security number or a federal tax identification number prior to closing. No deed can be recorded without a fully completed Certificate of Real Estate Value. One of the following statements must be made within the deed: 1) The Seller certifies that-the Seller does not know of any wells on the described real .property. 2) A well disclosure certificate accompanies this document.; 3) I am familiar with the property described in this instrument and I certify that the status and number of wells on the described real property have not changed since the last previously filed well disclosure certificate. b) Mortgage encumbering the estate or interest in land as described on Schedule A executed by Cristopher Stone and Victoria Stone, stating marital status, with joinder by spouse, if any, to Proposed Insured (Lender) to secure the payment of a note in a principal amount equal to the amount insured hereunder. b. Pay the full consideration to, or for the account, of the grantors or mortgagors. c. Pay all taxes, charges, assessments, levied and assessed against .subject premises, which are due and payable. d. Satisfactory evidence should be had that improvements and/or repairs or alternations thereto are completed; that contractor; sub-contractor, labor and materialmen are all paid; and have released of record all liens or notice of intent to perfect a lien for labor and material. e. If the transaction is closed by Commonwealth Land Title Insurance Company or its agents, the Social Security number of Seller or Federal ID number of selling entities and forwarding address must be provided at or prior to closing to comply with the Tax Reform Acf of 1986 and the 10995 Form executed at closing unless the Seller is a corporation or a governmental unit. f. Provide standard form Seller's affidavit in recordable form. If provided Items 2 and 4 of Schedule B - Section 2 will be deleted from the Policy to be issued pursuant to this Commitment. A plat drawing must be obtained and reviewed prior to closing. The Company has ordered but is not yet in receipt of the plat drae.ing. vpcn revierv and acceptance of the pint dravYi~ig Iteiii 3 of Schedule u - Section 2 will be deleted from the Policy to be issued pursuant to: this Commitment. /~ U ALTA Standard Commitment (Rev. 6/06) Schedule B-Section 1 • LJ ' J /' r ~ / File Number: EN08-2361 Schedule B -Section 2 • Exceptions The Policy or Policies to be issued will contain exceptions to the following unless the same are disposed of to the satisfaction of the Company: a. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the public records or attaching subsequent to the effective date hereof but prior to the date the proposed insured acquires for value of record the estate or interest or mortgage thereon covered by this Commitment. b. Rights or claims of parties other than Mortgagor in actual possession of any or all of the property. c. Unrecorded easements, discrepancies or conflicts in boundary lines, shortage in area and encroachments which an accurate and complete survey would disclose. d. Unfiled mechanics' or materialmen's liens. e. Real estate taxes for and payable in the year 2009 and thereafter. f. Levied and pending special assessments hereafter levied. g. Real estates taxes for 2008 due and payable in the year 2008 in the amount of $1,939.46, first half paid, second half payable on or before October 15, 2008. Base Tax: $1,911.43, Homestead. No representation is made regarding subsequent years' homestead tax status. Property Tax Identification No.: 26-028-24-43-0052. h. Any levied or pending assessments now of record. Note: An endorsement will follow with the results of an ordered assessment search. • i. Drainage and utility easement(s) as shown on the recorded Plat of Rich .Fields, Hennepin County, Minn.. j. Schedule B -Section 3Information k. This Commitment does not cover utility bills against the subject property not shown on tax or assessment records. I. Item 1 of Schedule B -Section 2 will be deleted if Commonwealth Land Title Insurance Company conducts an insured closing under written instructions from the Proposed Insured (Lender). The policy to be issued will insure against any loss or damage, which arises by reason of any intervening liens or encumbrances between the Date of Commitment and the recording date of the instruments created the insured interest. m. The Policy(ies)to be issued pursuant to this Commitment will contain the following endorsement(s): ALTA Form 8.1 -Environmental Protection Lien n. ALTA Form 9 -Comprehensive o. Location NOTE: If policy is to be issued in support of a mortgage loan, attention is directed to the fact that the Company cal ~ assume no iiabiiiiy under its policy, the closing instructions, or insured Closing Service for compliance with the requirements of any consumer credit protection or truth in lending law in connection with said mortgage loan. This Commitment is invalid unless the Insuring Provisions and Schedules A and B are attached ALTA Standard Commitment (Rev. 6/06) Schedule B-Section 2 • • • ~! r ~ ~" Schedule B -Section 1 Itequirement~ (Continued) File Number: EN08-2361 h. We require an Afi=ldavit in recordable form affirming that the party with an interest in the property. whose name is similar to Debtor's below is not-the Debtor in the Bankruptcy case recited: Debtor: Vicki L. Stone Filing Date: January 7, 2002 Case No.: 8-02-37 ALTA Standard Commitment (Rev. 6/06) Schedule B-Section 1 r~ • 2 3 File Number: EN08-2361 Exhibit "A" The land referred to herein below is situated in the County of Hennepin, State of Minnesota, and is described as follows: South 1/2 of that part of Block 7, Rich Fields, Hennepin County, Minn. lying South of the North 258 feet thereof, and North of the South 172 feet thereof Property isTorrens Certificate Number 1223008 • • • • JUL~~14-2008~MON 02:22 PM ADVISORS MORTGAGE FAX N0. 6514529064 P. 02 A, _.~ "" ~ ~VIY11, rvu, ;t5u1-o265 ry ,_, 13, 7Yf~G OF LOAN: ., :U:S. D>_P+ARTI41EN7' OF IigLISING & URBAN bEVELOPMEN7 1•~FHA 2.pFml•lA 3, ~CONV, UNINS. 4, VA 5, - 6. FILE NUMBEF2; '- n ^CONV. INS. .~ S~TTL~M~NT STATEM~N'1' EN06-2361 7• LOAN NUMRFCi~'~`-'.- 8, MORTGAGE INS CASE NUMREf't: •---_~ ~NUTCs ~ This form is fumisl~acf to pivo you 2 slalemont of actual set!/eir~ent costs. Amounts paid to and by ll~v sefi/e~no+rt nyAnf aro shown, _ , , /lern5 mc+rlcod 'y/~OG)" bvero paid Outside the closing; thoy are shown hero forinformafiona/ purposes a»d are rapt inpJudod in fho totals. U, NAME ANI] /~iaDRFcSS O!= 80i-tROWE`_R: E, NAMH AN17 AD!?fiESS OF SELLER: ~'c arpg let'1O0'~aci.rro2NCa-23af/3~} Ghrlstopher M. Stone and F, NAMC ANU AUfJRESS Or LtNUEI ' Victoria L. Stono Mortgage Guaranty lllsurance Cor oration Cherokee t3ank 1444z r-lax way P egg Village Center Urivo ,Apple Valley, MN 55124 Norih Oaks, MN a6 i27 C3.'f~ROPERTYLgC/~TION; if, SGTTLEM(rNTAGENT; Fi$37 141h./wenue South 20-3g?.718 6 ~~ '~"' - ENTITLE I. Sl=TTLEMI°_NT UA'l R; filchTiaiil, MN 55823 IYennepin County, MinneEOta June 30, 2008 PLACE O!= SETTawEMBNT 7760 France Avenue South, Suite 175 Blooihington, MN 55435 720. GROSSAMOUNTDUEFROMQORROW,ER 139,985.23 rF20, Gf'iOS$AMOUNTDUETOSF.LLER 735,005, to z ?20. TOTAI. f'AlD BY/FOf2 OORROWL"R 110,000.00 520, 70TAL REDUCTION AMOUNT DUE SELLER 10, 954,00 03. CASfI (X FROM) ( TO) 80RROWER 29,p85.23 1603, f:.aSH (x ro) ( FROM) SELLER 12~1,05~1.33 • • C] JULY ~14-2008 ~MON 02 ; 23 PM ADVISORS MORTGAGE / ,, 2 ~ FAX NO. 6514529064 P. 03 L. 5~ t°ft-EMEtJT CHARGES -..,_ -- 7U0:,7QTAL, COMMISSION based on Price $ 135 Opp 00 (~ 7,0000 % 9,45p,00 PgIU F'RUM PgIU PROM Alyisio/r of Comir~lssion lino 7DDJ as Fo/lows: -. 7Q1•;~_$ 9.4 Ci0,p0 l0 F2e/M8X R2SU1(S '~' - UURROWCR'& 6tLLF.R'S 71)2. FUNDS qY PVNUS qT ,.~_ ft~, ReM,ax ReSUll9 ,_ Stl R.EMLNT SF.7I CEMENT CO)nmission P2id aS Selllomen( •-- N ECT(ON £101. Interes[ From to us 11C 1iC 1iG iia 11~ 11 '17. ~-, ....- 1118. 17.09. GOVERNMENT RECORDING AND TRANSFER CHI 1201. Recordlrlg pees: Deed $ gG.oo; MortJs3ga $ ian~ AL S s 400, TOTAL SETTLEMENT CHARGF_S (Enter on Llnes 103 Section J and 502 Section K) 4,97G,g0 1 D,A34.00 Certified lc be a true copy. - • ( EN00-270 Y / F. NUS-7701 / OD ) • • • JULY-14-2008~MON 02;23 PM ADVISORS MORTGAGE _ , FAX N0. 6514529064 P, 04 • ~ ACKN~WLEDGMENI" OF RECEIPT ©fi SETTLEMENT STA7EMEN~' -.~,~. _- • F3orrower: Seller: lender: • Settlement Agent: . Place of Sottlernent: • SetElernent Date: • Property location: Christopher M. Stone and Victoria L. Stone Mortgage Guaranty Insurance Corporation Cherokee Bank ENTI1"LE (952)831-1 110 7780 France Avenue South, Suite 175 Bloomington, MN 55435 June 30, 2008 6837 14th Avenue South Richfield, MN 56423 Hennepin County, Minnesota .[have carefully reviewed the HUD-1 Settlement Statement and to the best of my knowledge anti belief, it is a true and '~• accurate statcmcnt of all receipts and disbursements made on my account or by me in this transaction, i Further certify that I~have recoived a copy of the HUp-1 Battlement Statement. • •Cht:i~4"~`~``~~J ~~~f ""~^ Mortgage Guaranty Insurance Corporation pher Stone .• ,Victoria L. Stone . Qy: -- To the best of my knowledge, the f°{UD-1 Settlement Statement which !have prepared is a true and accurate account of tl~e funds which Were received and have been ar will be disbursed I,iy+ tl~e~,.tF~ersigned transaction, ~~ ~--~~part of ttie settlement of this r~NTITL ~- `-• • Settle ant A nt NirfG: It is a orimc+ to know{rtply make false statements to ttlo Uniteq States th inCluclo a nne and Impr{sonme~~t. for dutaiis see: Title 'IB U.S, Coda Section 4001 ~ndiSaclfony1p70ilar form. Penalties t+pon conviction can (SNOB-236•l,r'Fr~lL^^ N06-2361 /39) • • • JUL~14-2008~MON 0224 PM ADVISORS MORTGAGE FAX N0. 6514529064 P. 05 f ~ -3`~ _ ,_ ,,._ "'_.-.^...,. _.,._, U+.IEI tYtl, asa: •Pzr,.T: us.ne>nntmcriro7•iioVSttratxVrulAilt)@laLarnsErl: ' '~ttA Irs-e"' ~?,~,,{!;rl•~~,~iarl~rt n :n ~ ~~~v~tu4 'Z'Fn"~":ZSET- ~ aTiir•v+.t,l'Ls~S'%t SCTTL~tdti:NTS1A^f[n~~W'Y S',~SL•~',=! « .__._...,-.m.,,.«,«..,_.«_.....«,..«`..«,,,.._~. e f:4'^+7~'.itL L•7iCFJil i.is!.'3;til l'~ C: rl~it;' ihx/vn+:d fvey rt7Mtoti+My+:vasYrwrr: nr 0+>c7, V'w!':Cr^a^+7 [a^.tt. F.-~i +~rvrl r9 P,•+r Iq pli•T<IL •r+•xR7 atr9rrl ['J S+h'S7~~ 1'OlRprtf9rA Y7/'^•,C,J•IV[7o ~d+rJl'UrI K:UII+V NalriJi tl.;yP'•'r'.C •+~I IrA":~ rn ,:r•'/`•.7••'4Yfi': a•)r.Ci •r~Rr '1'l A'/. !pr,+'J If. etr,;tB .r lLln tt11 n Zn .«., «.«. ~?r`isa ~ITMr.te~i v. r. •.;;-r r4 •.n-~...-~. 1. !i.G9 CnP lSJ7i li+t Rl1. 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Ir +.l ~'~~^-~'~" ~.s*.-...~..... ... ^.,.,.~ I Iy5.711~ 10,J'_~I,OU1 Ceru70a A, Do a rr4r 00py. • r~ LJ • JUL~~14-2008~MON 02:24 PM~ADVISORS MORTGAGE FAX H0. 6514529064 P. 07 /~r~~ • `^^~ARFii'IOWLI'cgC;h4Eah17 ~f'Ci>~C:~If'7't~1=E3 ~:e'f 'a,.15t`.i,~r•1rs'r,~-rc_ra ~.~!•i.~"__,~~.~{(~ T`eYllr~w'HMw~r~AirN+YM~1,~.W~rYMIYV.te~M1~.MiK~N1//ilM. ~.li IIYY•4....~.rf.Mw)tYkY~I JkMHM~.IN,N»II~~JYiiiWri Aorrp7ro r; GNria:ul••hcr SS:anV .:+d `+i: p; l,x : t:r: r 9A1t+Ir: A:1)YlQnyla Litrprxbl~ 1n31+r$roU L:"r'C:': r :+' LoIIJ[`r: Cheah:reo~snc $rl:lrrnnnlAna~2: FlJ73."L6 ~ 193r?)R;3 1• Y 1 1 C Plata al =39tl:rmP»l: 1! GD Fra~:n ! vEn rn acts:, 5'r s, l J•3 tilaaualhplto n, ~~i:v 55aa r, :iatltdmcn! polo: Ju^2 ~P, 20g7 i'roloc)ty Looailnn; r(i9T 1.R;1 Aa,+nuR 3ou!h R,Ia I?ir1U, t~l?I GL4?3 klarn:o3i n dry utty, .•S r u,.aur'r llrrui3 cnrpluity rrrvir+.r:~;i 1hV E1fJD•1 SirBlnmi:4t ~::[!•rn:nn:;.r•! .a )r^•~'r.=: • . kr :v :;}~;,. wu? 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M. . n,rrc r•et ~+••~ ;u:~-ras•:•re C • • ~~ rie. kr~ ~eXt~'~-'~) ~ r~l~ple e.(tX;~{~ !fir Q.~ t4.. ~,lf~'uJ~o ,'~r,E ~r~ (n1CvJ~~) ~'~ ~ ,c ; o ~''~-~ ~~~~~~ ~~ ,~~ ~yt~9 ~g~~ ~N+h ~~~. ~~~~ ~~~~ ~' ~ w~~ ~e.~-bw ~' ~ ~"'~` • _„, -~ - • • ~~- G~~~1 I ~~+~ ~v~. ~-~ ~~~~~etc{~ ~~• 1 .~, r~ U a' ~ ~w~~ ~~.~~~ ~kb ~~~~ ~ ~~ ~ n ~~ ~ 9' A a h~~~~~ ,3a n. ~ ~ :~o 5~+~ ; 1 Jr-~ Q ~ (o-- ~I ~ fie, ~l ~~ y i~.e hard sc•"~ ba~ ~~~~ ~r;~~~°~ • July 9th, 2aas BankCherokee Chl;istapher Stone Victoria Stone 14442 plax 'VV"ay Apple Valley, N1I~ 551 Z4 RB: 6$37 14a` Ave S, Riehfield,lVIlV 55423 Dear Christopher & Victoria: In regards to your construction loan financing and the involvement of the Housing and Redevelopment Authority. it has come to our attezttiazt that the finds will become available once the HRA has a lien against the above referenced property. The canstnlctaiar~ loan izz place that ryas used far the purchase, the remaining fonds to be used for anticipated improvements, has the bank in a fiirst lien position. This priority position must be maintained for any further advances to be made an the construction Ioan. This position pertains to real estate lending practices in the state of M~nn.esota. Your loan is based oia an anticipated value along with other sources of funding to complete the project. Title i*+~~rce was purchased far the benefit a#'tbe ba><ak during the construction phase and priority coverage has been provided. Following are the particulars of your construction loan financing. Loan Amount: $256,OOO.aa Term: 9 months Payment: Interest only ozx the outstandzng principal balance, billed monthly Anticipated Value: $32O,aaO.OO 1f you have az~y furthez' questions or concerns pertaining to your construction loan please do not hesitate to call me at 651-48Z-566. sincerely, ~; ~.. $ernice Bernier AVF Constructioo. BankCherokee 607 SCUth Smith Avenue 985 Carand Avenue 675 Randolph Avenue 175 ~oncard Street 999 Vliage Center Drive 14233 O'Connell Court, St. Paul, MN 55107 St. Paul, MN 55145 St. Paul, MN 59102 St. Paul, MN 55107 North Oaks, MN 55127 Savage, MN 55378 ~'~'~ (551) 227..7071 BankCherokee www.bankoherokee.com • Kirsten Partenheimer From: cstone@mmm.com ~'~ 3 , Sent: Wednesday, July 09, 2008 1:29 PM o: Kirsten Partenheimer bject: Re: information needed for subordination request Hi, For the property at 6837 14th Ave S, for which we are asking to use the Richfield Rediscovered program, we have already closed on a mortgage with Cherokee Bank. The close was done to meet the seller's close date and to avoid a $100 a day per diem that would have been charged for a delayed close. Cherokee Bank is now in first position on this mortgage. Since the loan amount given to us by the bank exceeds the funding provided from the city, the bank is unwilling to not be in the first position. Therefore, we are asking that the HRA subordinate to the bank on the mortgage to the. property. Please let me know if you have any questions. Best Regards, Chris Stone Manager - IT Order Management Supply Chain Solution Center Tel: (651) 737-5928 Email: cstone@mmm.com L~ r~ L_~ • • 6- ~f'{ RE~U~TS wv;w:minn~sot+ahomes-corn 3. RE+LEfVEC7:0F 4: ~. thie'sum ii. by ~,r„~ C '7: Agreerneni: by all parties, 8. broker, unless a#herwissa 9. 1+D by Seller. laid eam~~~t trig Street Address .y~ ~ _ 1'i'. ~~ , ,,~ CitK i~f' ~C}[ l~'1 72s State::ci A~iinnesate;...legaEly PU#~~HAS~ A~REEt~~1+iT This iom, appmvad try ilia iulinnesnls ABsociatwn ~ REA!_TC~RS•. wfirclt $iedarms any Ua6fAty adsatg;oUt of useor m~u~c of this form< ~ 206T Minnesota e~seciation':bf R~A4TORSa; .Edina,:MN ~.Pa~e`1 f ~:. ,.. .. c ~~~ ~ ~NgTE: as eameat -rione:y tQ tie dt~pasCtsd upan ac+captan~c+a oi~ Pur:<trasstt< _.. _: .: ~. .or: hefore;the third busfiesa: day._aiter°acceptance, In th$ gust acruunt ~ firming :. ,. Ha+d to in vvriting,:buiE to be retumiecf try Buyer if Purchase 1~graemerit is not acceptsrf. r i5:. part_payment-for m~ put'alsse of th+l; property lopaited aE 't3... 't+i. 1 a, 16~. 1:7. 18. 19. 2t?, 30. 3'1. 32 :. _ inGuding all fixtures an the:'fa1{i~vving property, if ariy~ awned by-Seeer and used grist located on said property, i~c{udng tint not lmksd. io gprdet't bultis~; . plants.,shrubsa :anr~ ; storm sFish, -sto[tt~ dooms; screens _and awnngaT window shades; .tslinds; traverse and: curtain and drapery_ rods;. attashad lighfing: fixtures: and ~u{bs;. picimisirig fixtures, water heater, heating plants (wittt;.an~y burGtars,. nan-fuel tantcs, stokers end'.o#herequipm~it. used In an. t»erewith); bulif~tn°:air-eondiUoning equiprrranx, etactmniG sir fitter; water scrttener 0C1'WId~D Qt~N7ED~ NONE, ~~~~ cne) .. .. ::. 6uifit in'humidifierand:detiurtitidlfier, liquid fue{ t2rfk,(s} (] OWN)d ~.REMTECri iYQNEand cotitrofs.~if the .....r.,.....:~Cberts: a,i~.j-~----......-..-..---- propertyr°of Seiler},:sarnp~pump; attacher3 Celevision ant$nna,;c'alsie'TY jacks ari~i.wtnng':~~i~iLT-YNS: dishwashers; garbage disposals, trash' compactors; ovens, eoak-too stokes, EnlOrowava ovens,, head:.tans,.:irit~rcamst ATTACHEp; .carpeting,. rtimars; .garage dcvrdpeners and all. , smoke deteetr~r5, ftreplace:screer~, Doors and heatilatarsi AWE the follasMitg :personal property; ter has this rJa}r sgree¢,tt1 sell tof3uyer t~ir suri~ bf, ($~ }`a.,~ ~}`? } alFofwhic~ properiy.;Sei 33: .Such financrng;sfrati tss {check orte} L'~ at first martg 34 su rdinafs financing, as deserib~sd in`the attaehad '35 t3rtventtorta! ^ FHA ^'DYA ~ Assumption .. -. 36 l"fe date of elosing shall Eye _ ~ ~' ~: 37. This Purchase Agreement ^ IS S: NOT sutiject.ta 38: {lf answer ~s i:3~, alga sttachecf A~ 39~ (If answer is IS:;~IOT,,#he closing 44; is applicable) a contract #ords~+d, ~t'_ ~ afirst`mt}rtga.ge with t: racf tox'deetf"^ Uther ~c~r~+rvt~o~ >~+~:~:~, ofi ~iuyer's proper~t< proporty, ~artiy, may.still affect Buyer's ebaity to ot5taitt flnariCirig, if firiahcing 14AW:PA-i tS107) ; '1. Cash of at;ieast ~ ~ percent {%a} of the,sais price, wh[ch inclticles the eam..est monaq; PLUS - -: 2, ~anctng, the total amaunt'se~cur+ed.'.agarnst?thrs ~trQpsrty tio:fe~nd this pycchase, rSi~ttr~:excesd percent (°Jo) otr the sale price. ~J s l(> b ~ ... ~, PEt,~RCH~~E ACi~E1V1ENT 41 Atldress . cD~S'~~ #~'~f"~'`' ~+_ RESULTS d2. Page2 gate, 'www,minrtesotehomes:~om This istrchase Agreement . Q Eg .. IS NpT sutiject:tes carrde}iaiian of a preYiousiy written purchase a~reern~nt 4.3 44. dafied . , 45, t}f answer is }S, sand cancailadon shaii be abtarned no later than:.. ~ ~~ if 46. said canoetlaHon is not obtained by sa>d'date, this purchaise l~gr+e~trtettt i~:~nGeled >~uyer::a~d: Seller shah rnrn~i~t~ij~: 47. ~ sign ~ ~anaeltatr'on of Purcha Agreeirrenf _cairrfirrriiin~ said: ~anceilatian and: drrecting::ali earnest; mosey peid ~$ hereunder to tae:refuncieii to Buyer } Buyer has been made aK!are of the availebi} of ro ; rry mspecfi~ns: Btry'er [~ Elects U+ac}Ines=fa:have a: d9. ~.... p ps -µ---l~+iec~c o~~.~.~=. 5th. pcapert}t inspection .performed. iii: Etuyer's e~pens~, ~1. Tiais Purchase Agreerneni ©~:.. ifS tJQT sub,~ect to an f-ts~ierr C.en~ngezroyr Addetrdurxr: _-~--~=tCfreck ai!~i1~---- 52. {1f answer is IS; see°attached }iddendum:} 5.3. UDJM~t~KETABIi_E TIT't.E: t)par[ performance Fey B~y~r, Setter sha}I~aeiEver a° . ~ 54: ~` vvarrantyr Qee~ ar Cl dtEier,: E~eeid Coined rrr kxy:gpause; _ if any, conveying .. _.. 55: nrarketat~ie title, subjecfita 56. {a} budd'mg and zoning laws, ordinances, and:s#atc:and federal;regutatiians:; `57. {b}; restricfi'ane.relating,to:u~e ar'i-~pt~avsment.of.ttte property witFtout ef~ecliv~ (~otf~i#ttra.pravi~i~ns 58. -{c) reservation of any miners} i~hts bjr~tHe State..af Minnesota; 59. {ci) utiltty:arid'drainage easements wCicti do ntsf interfere<w~th'existing inpravecrterits; 6fl {e~) tfghts s>!f tetitrtits as~faflttws:(unlsss.specifi`ied, notsutiject fatenanciesj .... .. 59: _ and 82 (#~ others must be specifleti in wi°Iting):. 63. 64: 65. _ ......... ,:..:.. . t3G: .. .: :: . $T.: 88: Q BUYER SHAE.L.PAY SEL4:EEt:3HAL>~ PA,Y on.dai~ of cicsing any deferred: real eaters (eg, ,Green ,. l~t?eek nne.l. 69, Acresj;or special': essessmenta; payme~t`of wtrii~ isre~raf~d ~s-~ resin of the: dosing of #his sate: 70, ~Bt1YER AND: SEE.LER sHAIL Pt~URATE 4S O:F THEs' D~4'[°~ +Gl= CLt}BEI~tC~' - .SELE.E:t~' SHAE1:°~AY ON 7'#,: DAZE p~ GE_051tVQ at! instailrnepts of ,specrai assassrtrents certified for :payment, with f}e real :estate fakes due; atrG} 7~. payable:inthe;yearc~ciQs}ng. 73. ^ E3t7YER SEtALE, ASSUMt~; ,SECL.ER 5E1ALL PAY on-date. cf dosing a[i;vther spe~ciai assessments leuied'as 74. of ttie ci2tts a€;ttiii~ Purchase Ag~eerrf` 7~ ~ t3tl'Y~R, SEiAL.i+ ASSUME Et_l 76< of the rta~ of tttiis'Purchase Agreement 77. pr9ovlsigcr:farp~yment shalt be Cy pays 78: less, as Pequlred by Buyrer's tender,) 79. Buyer shall pay any :unpaid special as 8t}: wMioh is not r~therwasa'h~irsin provided Mw:PMx:(8lt Pi;2i~VEDS ROR PAYifAEtr1"r OR ai'a}"esscssrnents pending as nrdarecf by any esseing authorities: (Seilei's the eatirrr'ated artiounf ~f tits assessizieKSts r~r payable. in"tlie year foitowing closing, and ttteceafter, the payrii~rrtt of • • W~ ` ~ PIJf~C1A~E ~1GREEMEA1T RESULTS - wwNrminr+anotat~omss:coit. $2 Pagi3 ~ b8tg , ,,~~_ reemerrt; S~Iter represents that Seller [~ H1~S ~f,A~ NO~"r{ved a notice 83. As of the.:date of this Purchase Rg rx<>i~x ~.r-- 84.: regarding any n+svu ~mptovernent pr>Sject ftorn any'asssisi~irrg autkticriiies',: the cosfs of wtiictr prefect may tie assesse 85 . agamst,tii6i Property any:swch nice rea~tv~t by'.SeileF alter tt>e data dF #h1s:Purchase:,P~graernerit and bafore ciosir}g 86: shalt be.pravided tty Buyer immedratety;.if such notice is {sued after the data of this P.ur+~hasa Agrsemer-t and on 87. ar befarethe date of cios'irlg;:then the paittas::ruay agrea~ {n writing, oh ~T t~afr~reF°:the ~fafe of elosrng, to~pay, proY-ida $& 'far the payment of or assume,tt-e=speoiaf assessments; in lhe~ ai~serf of such agreement, wither pant mad` daci~re 89. this P~irchase Agreem.~s canceled by written ns~tiica-to :#he ofher pariyr, or; 6cengae repi~enting tN asslstittg the-other 9E}. -party, tit .which case this Purchase k~reemerr# is cance{e~~If either Qarfy.deciaces this l~urbhase /agreement c~nt.eled; ~1. Buyer and 5e1{er=:shati trimsdiatety stgrt a Carriaeltattr3n ~ Punhass ~4greemenf conf`i[ming ss~ici ca~efiatioli:':and 92. directing ail..eam~sst .money paid hereynder to b~-'r~ferided #o't~iryer,- 93. 13uyershalGpay ~RC?F~tE~FRf~11~.BAY.CF'C1.OS1N~ ©'i~tlie'OF ~AI.L nN~reaies#atefaxes,due .. 9d. and payable m tt~.e~+ear:2t~ :BS. Seller shalt pay PRt'3R1~'T>`D Tt} t1AY: x'11= ~~Q3ItVG [] 'ttre~~F - .:ALt~ {~~L7 reel estate taze~.due' arid: .: ._ - -------t+l`---~- ~J,& psychic ul: the year 20 If tits closing data is changed,: tha,reai estate taxes Paid :shat if pr+~ratad;, be adjuste4i 13~. fa the rtie~r c{osirg date. Setter w~rcants motes dcle<en~t pak~ ih fire year-20,x, sAalt 6e [~FUL1-~PA~-I~f~t~- 98. homestead ciassificatiran. J9. Ifpart= or non-ttiom+astiestl cEesgtficatio~ is chttcCced, :Seiler srgrses:ta:pay t3:ttyer at:closrng .1a ~ ~Ct't 10Q, towdrd the non-tiryrnestead r.~at estate takes. B.uyec agrees: trx~pey any~rernaining .balance of nan-ho eses 10`1, when they become dueand payabis Buyer shalt pay teat estate:taxes date andpayabls;ln #he°yaar fflllomng ciasing> 102: and tfreriaafter the payment.of which is not.ofheiwlse heretn;pravided. Ho represenfa'~ons al~e::Cnacke concecn~ng fits 103, ame~nnt°nf:subset;uent tl estate taxes:: - J:' • _. 1Cl4 pt}3SES8tON pellet shalt deliver possession of 105 Ail mteresh un~# owners' ~aficsrt dues;::r+ents, writ `'106: -Ere prorated betwreen'the Parttes.as of date of cl4s 1~7 petroleum gas an the day of.clos.tag, at~te rate ai 108: ALLPERSC?NAL.PRt'7PERTY. NOT ItVlLllQBC? l 10S 1:10. 111. 11~2< 1't 3. 114. '11 ~:. 916: 117. 1'i8 119. 't20. 1.2't, 122. :. TRLE ANIO EXAMtN~lT1aN: VVTrthlrr a ressonatle;time period a1 shall'prdvide one of tha;folldwitig tifle e~iidence.op6nnsratSeller covering bankruptdes state and>federal-judgmantis antl7iens; anti-l or B±~yer's:.designafecJ tittrr:ser_vice_praV!Idar: {'t) A corriitiitment~for an awner's..pi~licjr`of tltie. insuranc~i .inn a d fry write titlia in~-urance in lMinriesota as.seiected by sayer: S exarri cw^is°~eisted'ta the ccmnittrnentr Buyershait be respe of ttie`title. insurance pai>cy{ies) Inctadltg. butnet 11rr1itecU,to-t# Brewing, rf aiiy, 'S.eller shail au;`rehtier a copy of any'owner's {~~: ion or Ci05ing.; rifer.. Seller ages to remorse ALL C3Et~Ri3° 1~ND P.!'c+pa~y by°Pbssessiltn date:: r accaptan~ of this Purchase:Agreerrrent,.°Sellar seiectlon, whch.shaEl include propersearclies tea and pendf-ng spacial asse~smer~ts to i:3uyer ettitiAt:TA tiirrri issued°.by an insures licensed sp ehsil be:::raspcsnsihla tarthe _f3tla search and ifi ixf ~rtttled:.tci. fated fltie:ssniire.p utortatieaily :appig 123.: Seliersha{I use Seiler s hest effotts tc pt'tiuide tiarketabie title t}t the date of closing. in .tha event Seiler: has'not 124:. provided mail#etak~te title by {tie:date of ctasing, Seller sfial! hava art addifbnat 30 tlays ix~ mace Utle rrtar~etab>eT car to 1:25:, the aftemative, Buy~rmay.:waive fiitis,defeds cy v~rct{en notice fib: Sellec, ln:add~ttorr fa ttv~ may extenstart,. Buyer ,: 126:: and::Setier mays by mut<ral agr~ment; further:.extend thesdasing: daf+e Laddng such °.extens~n, eittseir party may Bed; 127, this Purchase Agte~ement canc~ted bj+.written'noti+~ tv:tha:other'paasty,.or licensee rePnesenttng crasstsbngthe oitt~e 128: patty, m yvtt~ch casettlis Purchese,l~tgn3ementis canceteci. tf wittier party declares tfiis t'ufefasa ~lgr+eemerrt canceeec 1.2~ Buyec end Seiler shall immediately sign a ~ani~llatari ntP, tl~hasa Agre~ernerif°confirrning saiii,camcellatiorr anal 130: directing ail gamest money paid hereiattlei• to ~ refunded"to' Buyer: Mr~.~n-3 (era~j • C7 b-'+7 . F3 ~~~ RESI~LTS www.miiarresbtaiiiime3~c~rtt 132. :S~USDM~~N OF LAND: tfi this'sale cortstitu~tes dr 13;3. 'all'subdivision snse~;3nd :ot3tait aif:it~essdrjF gi ,.... p~1~t~H~3E AGREEfiAE~1T 4:1'1: Pag~i~.~4 r~r-a _. '134; of the real.Pn?P$rtyfu,be~coi~vbye~ti~ii~e tiasn.+~'stt~li.be a~3pd°~t'`r+~rdTrtg.as`c-f fFie;date°o~ctasing' SalFerwarrents. 135. chat the. [3r~iiding~°° are a shall. be coristr~cteif .sritlr~,ly wifhtn°:4he bod~tdary ilnes oi'ttte°;~rt?psrtyt. Seiler warrants that 13fi, there is•a`nghf gP acress.tr? the p!'`ai~erty; from a i3ublic rlght~f~n±ay Th'~se ~ulrartant~esshaiF'surillve the~daii~reryr of the 137.. deed or: coritractfar°deeci. 138. Seiler vvarrar~ that prior tAo thg closing; payment: in full wp haue tseen macti3 fai'' all lat'~r,:'-r(ais, machinery, fCiitur+rs 139. i3r #cjols fiamished wtthiri the 1~t1. daps immediately pir~ding Ehe ciosing ig c;onrte~0 ~'7itl'i c~arrstruc4cn; slteratii7n or 140. repair ofac~y stiuctiure on, or improvemen4 to.-the gropetty: 141 _ S~ifervuarrants thatSeiier has rtotreceivsd anp ~irot'r~e froriratry gvveirrmentgi. auth+giiky as ~,:c9ndierxirsa~fon proceetlirtgs, ,. 'I~i2. or'vitii;3tioh ota'nylaw; ordinance Qr fegulation. If the propei'ty`is subject t~ restrictive`covenarYfi~; Baiter warr~inis fliat 143: Sellsrhas not rncs'roetl arty nottrra frcrim:~iy person-ar: aufiionty°ss. to a bteach'of:the boyeilarits. 'Any such rio#iceis. 1'44; received by Seller,shad bs.pvvided to Buyer ii~rttediately: 145. Selier~agreesta:allaw;reasor'ti3ble'aecess to`~ie proPertyfor ~rmiiri'rmaii~ of and` SittY+eyS Qtins~~tlona'~l~rirect to 146: herein: 47.. F LOSS: I there: is any toss or.damage ~ e praRe t~aiwaein -e ate ','~' ~ o '. o$ing ~tt5r 14.8.. i+~asan, including frre, vands~sm,. flood, earthquake or act of Goof, t#te cleat of loss shall.,tke oil Seiler if~ the properEy 149 is. destroyed ar substantialy damagad.k~afore #heirlosiin~ dam, thia~ Puricitase l~grtent is candled, at.:Buye~~,Q.ptior,. 150. 1iy vuratterT' notjce to Ballet or..iicens~ Cepresenting or:assisting;'Setler If >~uyer cancels this t~urchasei Rgnaismen~,: 9;5'1. Buyer ar~d Shcfer shell imtnediately:~slgn a Cancelfai~on~o~ Purchase: Agreenxerri confirming.: said can~iiatfcn and: 1b2. directing a0 sarrii~sf'moixay paid hersund~~°to:.be raftindeiti fcf Buyer; 153.: TIME. {3F E55ET1CE: Time is of the essence in~.#his Purchase ~gre~ercierit; -. , . 1.54. 7NTIRE•AGR)~EM1:NT: This F.:izrchase Agreerri±ant, any.: aitaach~d. exFtibits. and any ~dtlenda t~c`arnerrdment~ :sigha~" 155: ty: the: parties sHal[ constitute:Efse entire agreement betwe+sn Smiler anc~:.i3uyer and supersedes any other written:;o~. 1G6. oral agraements:,Iletween S:eller;and Buyer Tk-is Purc~>~se Agreement can i~ :rnod'ifiei or ranceted: only in;writipg. 1.57, signed- by Seller.and Buyer or by aperatfan of law ~-11 rnonatary:;sumsare deemed #q_be .united States currency for 158. purposes of #his Purchase /kgre~emment ;Bayer or Setler.n7ay; be' r~uired acs pay, -rtaitt' closing r,~sts,::which may::effectir~sly '159; increase.the r~ssh. outlay apt .closing' ar rgduce ftti±3 :proceeds front ftte;saie:. 16t>: AiCCEF~TANCEt To be binding, ibis Purr,Fiases;Ag~irient:musi be°iallyexecuted,ey:i~siti parties aril a cQpyrrrust be 161, deiiverecl. 162. DEFkiJlT: ff: Buyer tlefautts In>any~of the agfeernetits hereticder,; Sealer majr terrnii~afia this Purchase A+greemertt 163. iand+er ilia; provisions df 1lAN`Statute 559:24 If either Buyer Ar Seller defaults rn any of the agreements Hereunder ar' 164 there exists an tanfulfiltetl c~5n~ition after the-ciete speelfle~d foF fulfllin~erif, abler panjt may eanc~al -this Pur~has$: 465. Agreernerit under MN Statute .659 217; ~5ubd: $ ~I'tjen±aver ~ is provided herssirt #hat-this Purchase Agre~emsnt is '166 cancelprd,;:sai~. Iariguage,shali ~ deemed a provision auitioii~3ng a t:?eclacaiary Canceitalion under MN:Stetute 5~i3;21`7,. 187. Subc3:4. 168; If this Rurchase Agreement u no~.canceled or terrn~aiteci as provided hereunder, Suter at Seller may seals acti~a[ 't69: damages for breach cf this t~urchase Agr~rtient :or sper~fic permanr~ offhis :~urchase.,~rsement and; as to 17Q.: specific perf9rrnance, such action ntustbe i~ornrttenced:w~Fiiri'six:rrianths.a~ter s.uoh right.r~f'acciton ari'ses:: t7'i. NOTICE REC3ARdii~IG'PREDATORY OFFENDER gVF~SFt3iIlA'1'iC1t+1 Inf'ol~atrott, regairiiing t>~a prectatcirjr affende 172. regis4ry and' persor~_ registered ~rith`the pratlia'bary oifEeadgir r.~tstry trclar~HiN~Statut: 243,166 nnay: be r~btAia+ad '173: tsy aoirtactin~g tlfe beat itr3w riynforcemi}rit oti Irt cite +i~srramiirriity wi>iere Nte~ropsrty ie l~,asfed or fate Minsie~ta 174: t?epattmanE of Cor~iCt[ons ~iE (85;1} ~Et~1.-~24a, of late- deparbrient of Ccr+rre¢tions w~rb. sf$ at 175.: vsrww.+corr~ta'Eer>1in.u~ . tuir~:i~a~a::tata~ • ~~~ ,,~~~ PURCHASE ~t*~REENIENT '~~~~~~~1~, ~tr~ ~aan3ss f~`1 t ~~ RE~UtT~ ~x~ gage 5 D~t~ ~~,D ~~.. +Hww:Minoesokahaines:con • ;: 178. ~N1/1RC~ltiRAEN'I'AL CQNCERNS: To the°best o~Seller's::kiiow+ledgethere ara,~i~s tiazarclaussutistances or°und~rg~ound: '~79: s#a~sg~°tank~ eccepf t~e~En r~~f~d 'F8't3. .... 'l81. '182: ..,. : _ ... ... „ ... .. . 164... 185s ` _. 187. 1°88: 189: '{~tieck ~pproprl~t$ tro>res) . ~F94: SELLER NEAR S THAT THE-FR~PERTY'!3 HER DIREETL'1f C1R-tN13iRECTC:1r GONI~IECTED°TO: 1:~1. GTTY SE`W.EFt S Q Nr3 t fir1't'Y IAFATER 5 [] FtC3 192. PR11ft4TE :SEWER SYSTEM' ` ` 1:93 SELLER BERT. EFIES THAT SELLER Q:;[~~IES ~tyEB NbT !C(11t5Uit ~F It Ri~tVArtE S)=WER S1'S"CElttl ~7N'OR' tCc ais }-- _ 194.. SERVfIV~ THE F?RCSP:ERTY (If=answe..r: is D©ES; sae privy#e~ Viewer S}±s~rrt #'3sctosura:S€st~rr~:ertt,~ T95:: PRNATE~WELL '1:96.: SELLERGER'T4F1E;xi'HkTSELLER;.QDC ___._,. 1:97, PRaPERTY (If answer<ia;R.C?ES and weil:is 198; THIS pIJRCHAS~ A~RE1=l~#1=NT Q I3 199.: C1~N77JVGElVCYAC?DERFI~UtiL(If~nsVieX~ )W OF A VItEt.L ~N OR SERV![~tGT'FIE see Well Disclosure Sta#ement,) IS NG~T ~UB:J6GTTt~ /~f'RIilA7"E'SEWER,4JVQ.ItYEtY. ~IiTSPE'CT~0t11 o,~:j IS,~ee att~ctrett ~tclrle~durrm) 2W,: IF A WELI.OR PRi1tA'E, SirWE.R SYSTEM IE~ISi'S t~iN:THE:PR?OPEFt`t'1f, BUYER Ffi~S REGEI~/E[! 14 WFLiL ;241.. 1?IS~tQSt!`RE,STA7""EMf'~N,TAI+t1~1~RA~:P#?11~~~7~ SEWER SY~TQ4f.A1SCLC1S~tt~E S~`ATE~6fElKtT - - _,- `..- 2QS ~~~~ !s .. ~~ QSeller'b Agent :. '. uyer:'s Rgent QDual-agent:QFaciiitatcxr: {Licensee) ~-~-~tCha~k one:)-~'.`-~-~-~-~--"-- '2!a4. 205: GVO- is: Seller`s °Agehf CQBt~yrer'g Agent<QDuat Ags~t'~Fg~Ilit~t~r: .. .. ,.. :~ M .. .. __ .. ... 207. ~'H1~ N~3TII~E t3oES HOT S~T1s~l`MII~NEBOTA ST~kTUTQRY AGENCY DiSCL4SURE.RE+QUiC~EMEN7'S: MNFA-5 (8F07~. • • ~~~~~~ RESULTS www:rninnesaY~ttoitiies:com ~~'~9 ~UR~HI~SE: AisR~EMET!~iT 2fl9: Page.f date .~;,~ fir `. 2i 4 S1:I.LEI~:WARRANI': 2ti ANI] i_t'jCATEI~ taN ~ 212 I±IQTEd iN TF1i:5 Rll'. X13; i3tlYER.,:NA8 THE: 214. ESTABLt$H THAT 215. THIS.PURCHASl.A 2'Ifi: )~i1't'ER ~tiAS ~ 2.17, -~-~---=trt, SEt..LFFZ'S fl15CLQ; 2~t8, 8tlYEi~, H: 2;i;~. NOTt FY . is 23Q: . RBIPEt6SEl 221: iN i°iE EVi 222i l..it!tES:223 223. .BUY'ER AGitN i 224.. PEtfli3LE~tAS4 C . 1 226. SELLER 22.7. SEt~R [],:H 228. ~EtLING: QANi ~riawit~~~vs s~sr~ul;x us~~,,~ C'i`:Ui= r;C.C~SiNC, E~CCEP7 AS THE PROPERTY t'FkiiJF~ TQ ~L~SlN~~ Tt7 li` SAME ~t7IVDft'ION A~ t3F THE d}4TE OF f~irC~iD;A:Si='%L .: `S PRC~PER7'S'. T~lUlE1VT 4Ft; A; JT IiAD R :WET' 8;1~ ~/VATi`R ~iE7 AN[~ [~ Ht4S ^ HAS NC3T Hl~ RC~tSi=, iN'AtL:'C7t ---~(~secl~ onB.J------ 225:; 0:IJ1~L A!GEN~Y ttEP!I~ESi"NfA7't~}G!t 2'x30. PLEASE`CI~EGK ONl_ ;bIF T't{E`FOk~~}WINts 5>~1:EGTCUN~s 231. ~ Duet Agerc} represenfatfon 1~ES NQT:applyr in tti~ tr~tisactton :!)rsn:garal7ir~es X32 X4'8. . . 232. ' Duai.Agenoy:representattar- DIES apply in this'trans~acfion ::Ccampiete ~aeflsclasure in tines 233-248; 233: 8rotcer i'epr~sents both,:th~ Selli:r(s} ani the Buyer{sj 4f the prcpet~y invol~recl. rn-this. transactlnn, wriich creates a 2~4, dual-agency This means That Broker arse tts ea .... 116 fidt~ lesperso arjr'iuhe~ bo:_both Selter(s} acid iis} t3~caus 235. fhe parties may have conflicting interests, Brc[car anif its salQSpetsons are protsitrTted from advoi~trtg esacius-valy ibr 236. either party i3roker;cannot act'as a ttuat.sganfin tfiir,-transaction witfir~ut ~e consent :of both Seiier{st anti Buy~er(s~: ', 23.7, Ssiier{s}-end ~t~yer{s}.acknow{edge that 238; t ~ . () conficientral rnforrrrafion rs~mmur~rcated:io Brak~rwlucFi regards-pxice}:termsr,nr_ct~ohvatian to tuy or sell wili z3~: remain. confidemlal uni$ss Selier{e} ar. B.uy@r{s) ~nstru 8rv_ker ~n vatting iq cfiscit>se ttii5 informations. Qther ,~4fi 'information writ: be share;:!, 24'I, 42} Bblreranci its salsspers+~ns vuill.not represent tfia,ir~ferest of either paFfiy tt> the ~letrfinettt of the;~ttSer; ansl 242: {3} within: ttie irmrts;af dual agency,. Bmk~r and its retasper$ans'wr'il'wor~c :dingentty tc~'faiciiitat+e ~e mecharicsaf 243: the sale. 2d4. With'the uviedge° and undeistandlrtig ofth~.exptanatbn alaave: SAiter(s~and t3uy8r{s) au~rize and .instzrr~.Brakae 2~F5, and rts.:. 1 perso _ etas uat agents in 3hs tfansadipn. 2~8, S ar . ~ .. - ~ Zoe` i Buyer _ _ ~ ~~' ;'~ t - :.. . ', `247. Seiler :. Buyer ~4$: Date ~ -3-C~~ ~ i:r~ts _ ~,~„'b 253. C?ttier_ adtlec5da ;may Fie atta~eet which :258:.. tfiis Purclia~e Ag~eeimerit, {nclUdir~g yid ~t=r;ie~ toil numbero~f~pag~:s of 257.. t, the c~vvnar t~€ tFs jpTD~l~r BccePt'tft1S `PCF[ChBSB Iag~~s-ta pu~heSe flte ~roPerty'f~r the ~tie,~`aiiii`itiri 258. Agreement gnd :s~thotiz~ thelf~ng:brokerto vvittreiravut: tt?e terms srtd nandi#1Qns se}A ionil abc~va 25~. sakJ P!'~Re~Y.irotn tt~e market:,. ur~le5s instructed I~hsve:r,®vie+~ts~'all;,pages of,tttl6 Pur+~ii~ee 260.:oftierwise i~ writing,. Agrssmsn~. :261. t have° reviewed atl.pages x-# ttlia Purchase:Agx~sentien~: 262;. ~ lii Checked, Efits Purchase,A;greement fs.eubJet~!`Ea 283: a itetl ~uusterot9~rA:dc~artdr~m. 2fi4. ~ . ~s:&.igrsetum) (Date) {SepersPrinted Hares) 266: X: _ . . . (Marital Status) 267: X (Seikrs Signature) {Data} 2t3$: DC _ (SfN1~iePrinreci:Mame] Z69. .... ... :. : tkY+rital:&tahiis} 270: FINAL ,RCCEI~TAMCE BATE <.. ai;r^~^i'c_ {T,~afdal StAhut) ±i. :.. ,~,, ~ .. ~ .r ;. i (8i~rea'S t~rintsa:t~tgma} ~ ~ ~~ {tN9rNei 3tat~i 27'!; THFS IE; A°'LEiGALLY >3t~1DiNt3 CC)(VTEtACT ~6'a<'iffl~EN BUYER{~y kNO SELL>"~t(3) :272. iF Yt3.U DESIRE.LEG~tL QR°TAX AdttiGE, dOtZSUI.T ~lN. ~`1PPR01~R1~1T1w PRQFE~i610N1~L, 274. ; 2~5. z7a. tZ~~L 277. 3EL~ER(S)_ WE(ECit 1S Ai'~I QPTIONAt;, BUYER(Sj sue-'` BUYER{~~ ~ .~~~ Cl MN:P;4:7 (8707}. • 3.: At~dendurn toy F~urchas~e ~gr~emen# i~efixeen parHgs, dated ~'1~1~- . ~Ol't~itling, t~r:.~lit~ ,, 4. purchase atttt saleofttte:property at ~~~~ ~ ~ i9C~- ,:..._ ; 5. . : 6;: Where IS!^:IS lil0'tre Buyee's F7nancral Discl'osun~:Sfatemenf~ubmittedwittr thts Pi~rchaseAgreernent. (rtiectrw-c;) ~``. 7, Financing wilt be a L1 FIRSTIVIORT~AD~ vial: Y ^ F1RST MbRTX'y~3i~~ A1~Ck St113t~RDINAT~ FIN~tiNCiblta. ..... 8. Buy r statl.:appty f~or:and secure; at Bayer's expense,: a ~~'~'^ ~°~'°'"" ~: CON~l~N'tla~' 1vILL na~rrr~-~Gr .v'n-rat.-uirR rnwnr>~u~nu'al ~: i! r_f ct.~+ [AnrHr~r.a 10. >~mC-rtizad mortttily CV@r a period efnnt more than '~ ... +re~rs, wth:ari lniuai mr3rtg~ge lnferest rat~'et _. , . 11 ni5 rndre than t!'1~t",~X+t ~~~ parcrar-t f~) per anFlraFn 1Z - The moR{~age a~spheataor ~ Td BE IVt1l<~t3 WtTHiI~ FIVIA (Sk Bi3~SINF.ES QJA'YS. at'~rttie scceptanee of ~th~s. Purehase 13 1'tig~+eement: Buyer ~greea to use; best efforts: Eo secure ~::eommitrnent #cr sud fiir-ancing and. ~exacute all +urYre-ttis i 14. requiied to consumma#e §aid:firancin~ ~ 1~: FINANGIN~.Ct)NTINiGEHCY:'TEiis`Purchesi3`.Agneeni~nt rs cor~tingsnt upon the ti'cilowtng;..~rd applies tQ the first 1B>. martgs~ge anrf arsy subordiha#e:flnanCin~; 1'i'. (Cheek one,)` _ i~. For purposes of°thls Gontingcncy "wriittett St~tsnnent'rneang~a'il~ritfen Statern!ertt l 1g: ang-nator•{s) or lenders} after the l=tnal Ipta~rtce F?ate:thet t3uyer is.appraverf tsir.~e k 2(~: Agreeiri~nt, inciidir-g both the first trcrfigage and any subvr~lirrate financrng,.. if any, 2'1. ~.atsfactorXi to• tia'e: teltcler{s}, has: been ceimplet~d and skttmg caitrdltions, iequ-retl Iy le ;; ; 22: li' Buyer der7not sectare such mortg~9ef$~ and fhrs purchaser iitgreement does Flot:closr: on.#1~e ck?srng . 23. date: specif-ed, thrs Rurchase Agreixnrent' is canceled..Buyea and, $~l~er.shalf: lmrr-ediately pign a CanceLlativn ~4. af:~Purchas~=~gneerient cssilfirmt said r~ttcella~t~ti and directing all pam~st money paid hereunder ia; be 2a: ^ REPUNDED"t•Q BUYER ~FC~RREI7'EQ Fty~SEC,LER. ~B: °Buyer shalt pravtde' Seller, ar liiiensee representing of aesis~ng Seller; wfth. tha, {tVrritert Statamerrt; ~rrt 27. or_6efore 20^ ~8, upr~n delivery t~P the: Wntte~~ Statemen# to Setter; ar licensee rept~sent-ng Qr assrs~#ing Setter, the: responsibil-taf `~~ far sattsfy-ng' ail condrt-ons,, except work:ptders;. required ~ mar3ga~e ~igrna#o~s} or I,ender~sj are deemed '3~: accepted by Buyer:. Upon.d~l-Verx of the Wtrtteri'statemrrni~, ii this' I~urchasa agreement does not dose. orr tTe '3'i: stated closing slate. for Al~t'>r FtEASt7N relating to firrancing,otherthaa S®ller's failure to.coiriptete work orders ta; 32; the extent raqu-re~ by this t'urck~ase Agreement; ir>ciucimg slut nQt lirriited tt~ interest rate ar-d discount ports if 33. a-'-Ys. Seller may, aE` Seller's_option, clQC~are tltis~°°Purchase Elgieerrten{cant~led;,in r+uFttdt ~ this' Purchase ~Cjr~err~ert' is canceled. 'If Seller declares thrs Pure#aas~ Agreement canceled; Buyerend Seller shall immediately sign a 35. C&'rceilafiort of Purchase :Agreemeritcirnmg 'said cait~eltation arld direcXfir~g alt ~rttesF ~roriey laid hereunder' 38, ~ be forfisited to'Seller as liquidated: damages.:fn`the~iterrrative; Seller majt seek°atl pother teit-edies aiiowed:by 37: faw. 38: if the. Written Statement rs not prodded by the dste S . peatlgd ort tlrtrr 27; this Purchase Agreement is canceled; 39. Buyer and Seller ehsil rrnmed-atety sign a ~ancellafton of Piurphsse Agraerrler-t corffrrm-ng said canceilatfcr- aril X40. directing alt :gamest money::paid hereunder:to t~ ret'tinred fo 6uyer;• 41. '1'HI5 IS /~ E.EGALLY B[NdlNti C'~QN`iI~ACT B~1'tilftEEN BUYER(S) AND 86LL.':IER(aj '1z tt= Yt?U DES1FtE I.~GAL Qf;u'!'AX ADVICE,`Ct}NSIjL't'AN 1~~PFtQ~'t~INTE:PRCIFI;S$10NAL,. iId1+1:FA1 (8707} _ • ~4,4. Property: located at ~~ ~ ~ !~ . ~~ , d5. PRNA7E ifAOR7'Ci1~GE:!>h~$URANCE (P"Mtj p>V14 maybe required by life tendsng institu>ton(sj. Buyet agrees to pay = ~F6.: slt subsequent:,years` matgage fnsuraace premiums as .required Fey tha lepdmg iin~tittr#ian{s); Tle said mortgage 47. insurance premiurnswilf:increase.the martgage:.amount.un(ess #~Id ut cash at~loatrtg 48. C7~SCgUIf~T P't~IMT~. If Seller has agreed to pay_tl~ezsgrtt points pursuant ~ this: Purchase Agr~eme~ S F}naricirig 49. 3rfdendu~+ Sellers ~aptcibtn:~s CI¢srrg +~ela and D!iscounl`I?;arnts must:be aftagt~;ect:.hlcthtng in thrs::purohasa. 5Q : Agreement:stealt'prohit~it-Buyer from paying ar~}rmortgage di~ount points: '#i, LnCKtNG OF MGttTt#AC3E~:INTERE'~T` RATE {RATE)'1'he mate s~ail'De tacketl wltTs'the iei~tefi(sy lay Buyer- __ 62 . t ., ck grre) 53. TMtN ~1VE~j5) ~ki3StNE5$`CIAYS.UF FfN4t kr'CEPTAN~E ~F`'CHI~~PURIGHASE:AGREEMItWN1'; aR 54 ~I ~kT ANY°7IMB PRtDR TO:CLOSIAtG AS REQUIRED BY`LENDER(5~. ~5,. L>_NDER GOAiIMITMENT WfSRK OROERSt hlottiing in fl3is Purchase :~gTeement shalt tae ~rtstrued as: a' 86, warranty that Seller shall; male repairs requ'ired.by. the lender cammtmenE However; 8e(Ier agrees to pa}r.up #o 57 , ~~-_ t"~ . ,: to rnfake repairs as :required by the: lender camm~trnant: it` tfte: 'Iender,.cammit~ne~k ~8. Is subjei~t #o any.wcrk .orders far which ilia cost`~sf,rrudling saJtl repairs shaiC exceed this arr-ount, Seller. Shall lave 59. ttra following options; 6d,; (~) making ttie..necessary repairs,• ar 61, (ti) negotaahr-g The calf ofi making sair!`repars with thef~uyer, ~r ~, fc) deciaring finis PureFiase Agreemee~lX cpncatad~. in wliEch t~se:tt-is 1?u,ase Agree~tiient:is canceled Btjisr and: Seiler 83, sltielt m~mediatr~ly sign a Caraella~gr? of . F'r,~tase a~ G~{rrt~rrg acid canceliatiQn end cilrecbrg all eaamest ; 64. rnanay paid hereunder to be mfundsi ~o tha',Buyer, unease »y~r pr~ni fflr payrn®iik of ~,e oast ai seed repaits oe S5. escrow amounts relatad;thereto atiava they amount specified sin line 57 ofi_tfitis:Addendum 66. QTH>=R: 1ViN:F1~t;M-2 {8107 r"`"1 LJ • 6, DtSGLt3SUItE REQt;1IRSt3. tJcrd~r Minnesota }awe Setters vf'reslderxttal properly, except by yuatver or with lii'n(ted .. ?. exceptions, are otiilga~c to disclose to prnsp~itye.Buyers ail rtlateriel facts ref which ~elteF is curare that pouid adviersely $. and sigrtificanfly;affect an ordinsry buyer`s use ar enjoyrrtent ~sf ttre property ar any tntendeci use of the property of 9. which Seller is aware. Such ;a disclosure is not a wsrrallty .a a goaralitee of artyktnd by Salter or licensee repn~enting fiCt. or assisting.:~any party in the: teansaciron :Seller agi^ees to r~fy BujreYt~irrsediatei~l: to writing of:arry:substartave changes ,:. 71, from any prior•repreren~ationa rega~rrling t(se propertyF 1 ~. (Cfreelc appropriafe:b4x,,;): 1~: ^ Buyer dais rece>ved and flair an'+oppoctun-ty:to ~evleut.:the Setlsr's Pra~r+~njrt>isclosr~~. StafarxlsnN 1'e. r T~ ' 13uyer:fias received and had :ari oPPO~nityta:rsview~ the Setf+sr`s ~isctosare:,~f#emgfhres:fatm. 16, C4HDITlON pF PR~t*FRTY:;'1'lio prr+peity bem..g Purcti'ase~t by Buyer;. iriotuding'tf~e dtivel(ing; :other°improVemsnts artCf 'f7, :fixtures, ,is net naw;and is.b.:sing puncf3ased "A& I'S":: 18: Buyac underskands :that the property, as defined aavvet:va%tl be purchased ih the cortditfon it::is 19. AgreBn~ent, Birysr:shali have: the right to awalk=through review of the property`;prior;to' cii 2a: is a mater}al chengs m :the aan;9don of the property arising between the data: of the Pura 21.: closing ;date, Seleei 5ha1 tie respr~~nsibte'f~r. restadng.:the ptroperfy to substantlai(y.:t}~e..same 2Z: dste ;csf the Purchase Agreemettt;_:~exs~pt that Seiler shall have° I~tCt ©Bl.:l~A7tOt~t OR;IrZEg 23 replace ciaiitral err=r:nnJltic~ning heating,:;Piumbting ~[rictuding; individ#rai.sewage treatment 24 requireti`l~ }aviE},'w+iring'a}tsterris ar vveils-i~h the property ifthey::fail:.between ttie:tatt+r of t?'rar 2~ date of closing Thts. provision voids ICnes X10` ~~t~ e~ lire t~rrrkiaseggraerrient« ~5.: RlS}C Di= .3~4SS: 'T`he Risk of Lass prcrvisian sn :tC~a t~trchase :Agreement- is modified as~ fcitav~ts;: if ;~7 ordamege.to the Property.betweerrthed~is of Purchase;4greerrrert~nd the data: of cfosirig for ank' 2$. vandalisrrr, flood, earthquake or :act Of dad, the .nsk :of lose shalt .be. on Seiler except, that Sd~ 29. ~UGA7°tt7N Q!R RESPQN318p.i7`1r` W;repalr or teplace;_central air-conditigning,.;t~eating, piumbing:_~ii 3t}.:sevuage treattnenrwsysterxis, unless~~therrNse requlred`by°la~v}; wiring sys~ms.o..rwells ~t'ttie property ii 31. the date: of .Purchase Agreentenf:and tt1,e' dabs af`civs}r-g.,:lf . propett~l is des+ed ,pr. suEsstantially 32. the closing: date, this .Purchase AgreemenE .iS ;canceled; at $uyei's opflon;. by written: note tr~° 33. represeriting:or ass>Stisig .:Seller: If Sayer .c~ricefs. tt?» Purchase .Agr+~ment, Buyer, and Seller shad 34. a 'GanceNa#ori of E'urchese Agrserrrent~ c+arrfirrri}ng said`.:caricel}iatiart :sr~i c(irecting :a~ earnest: mo Bey' 3S: ~: refunded fa Buyer: Putoiiase ent` tfiere t.errc~ thE< in cn the.:: ceparr rar' ~ft~erwise ~t~anrl:theF artjr. lose: adfng fire, have NO: iniil+ridisal i I~tween: ed liefare. licensee; '. ate(y stgn eur~der to 36. RIGHT. t7f='_tNSPEr:'titClN Bwy~r shall have the righ# to inspect .tttis propecy or too Have iE frispected t?I! a person o ~7. buyer's cttaice; at Buyet'sexpense, ~8. TF#IS;.tS /r-.LEGALLY BtNQI1V~ COiVTRA~T:BETWEEN BUYi~Rt$1 ANt3;SELLER(St, 39 IF Yt'3U dESIRE Lt*GAL OR fAX~:ACtifiSE, GOt~$.UI.T AiV APPFtt~t?RlA't.E PRC?FES:StONA1., hArJ;B;P,4TA-'4 (8Jt}tit • ~~~~ A~DO~NAUM'TCir spURCHA~SEk®REINT . ~ CxIS~t~SURE['kP IN>*QRMAA"fi©N ~U . ~~~~~ t_EAtI-BASED PAII~IT ANA t F-At7t-BASF . PAINT HAZARDS F~ESU L'i'd -Tits fatm approved tSy theMlniteaotel Associatbq of REAL'4"t7R$4R, i of this fo~ii mi s f : sa a or a # us avhtch sllsdnins~a~j itabENy ar)sm oq ~'~.20CJi3 NfinnesQlB l~ss~OCt~en b~ FtEALTC33R.S~. Ed~r13. MN 2. Page :.... 3, Addendum f~ Purchase Agreement beivkeen parites, datexl ~}G:~ _ ,_,~ zo:. '~ $' . ,_ _ ~ 4, ~ Rettainng fo tf18 purche and seta of ftia p~Pe~ at: f ~ ~ 7 5 &: `Secfir~~ 1 Lead Wemlag 3taterr-ent . 7. Euet~r Iarryer oterty~ lnf~ , m reseal aa! ptopecijr ~n.>lr a te~dl dining was ~~t,arior in 9978 Is rxd S 9 tlaef suds prr~eriy may ni` to ieaaf from !~~ paint oaf racy ptatae eh~dien of nsk : ludfng 8ndnf na f cfama~ rlevet l aa r d i L l ad i hdd rr 10, ~ , r ea ps ~ ng e son rerr n?ay rr m r g ! yg c ~xt~~f ~ artd aappaatrgd ad po/sntut~tg also leammg; dlsabddreS, rediACSd utteNigence`quob~r~. betTaY~ 1 i, 12: , uses a: p~iQUlar rrsk ~ ~t ~ The der ~an~ xrfsn~sf In r~rtiat,raal rtgttrr~f:to tlr~r bt~y±er wry a-ry u>xarrrrel~on on °h~ed-t~ssed.peltrt liazard~ ~iitr risk ~; ;.: is '- an #as ~Iler. 1.3; Rossess+nr, acrd _rrobfy tfte btt~er`i~ erl~ 1Qx~ivr1 leanbased pairnf ltazerds. a , . or ~ ' 14: Jeacl~beetipau~fba~at~star±9ooFtu'narxtirec~pnor'lriptttdfasa: 1`5,. SeJie~a Dt$~icsuce (iriifral~ 'I8, _ a i~iesence af;. d=b. ' d int andlor ~-tia paint hazards: ~ ~ Ra; 17. {~hackan.' .~ . 18. ' .:. , B Krtouvtt lea . mt and/or irit hsaafds are present in.9~e hattsing 13:. (eXplasn): : 20: „, ;. 21. 22 0 SeAe a of asect pain ` lur iead-based paint haza~s.inthe_hiuising. ds~, :....d re ` avaTable to the:selleM: ti F3 ~ ) . . e r ~.,: 23. (Ctreck pn.. Fie/aw.} 24. [^ Seller has pro 1~witfi sit aveilabTe,recards and reports pe~aining fo iead~ased paint 2a, andlor featl-b ec~ paln# herds Iti~ the housing {llstclocurrtents belcvar~: ' 26. 27: '~Iler has noreport~ ~ re~rds:pertaining'fa lead-based }iaintar~tUorlea~t-t~ased:p~int 2$• tiezards in:tbe housing.- .~...~. .....:....:,~~o 29. Bu yer s Actcn ',wtedgmeirt ~rritisl) ~ ~ (c} buyer has r~t~lYed Copies ~ ail i.nformatbn t-sted.under {b) above,. 31 ~ ~- ~ ;.C~:, 7 {d). t3u~rer has~r~cen~ed the pamphieT, F~ratsct.'Y'our~~mdy lrarn:Lead 9a ~'ocar~orr~s, ( } ~2 ~:' : `: .(e). 8uy~r has (cireok::one:belowj: 33. 34 ~ Received a 1(t~day opportunity for muhtadly agreed~upon sriod3 fa conduct a nsk asse4srtten! or ms ect a ed lc ufk b i t ar~ (lfchr3 d th # dad b d int fa ~~ p t i r pa $ presenrao ~r r~ n haz $ c e ;: - ase pa er . see: Section tl orr pale' ~). cx ~ 36. ~7- itVaPiact the ~ rtimity to crsnduct a rfskassessraent br'insnectl~n forthe` pr+ass-iCe of leac~bas~ paint andlorlead=based paint hazards. TbX:EALE-t (SIC78) r • ~~ ~DDEf±ICi~!!fA ti!;3 P[]RCHAS.E.:'/it£REEMEIafT DlSCL~?51,1RE ~F:IN~t"11~MA71QN {3N . t,EA~BA3El~_:PAINT AND LEA13=$ASE11 RESULTS ~A~r HAZARDS 39: I~~pe~ Jacate~ aE : ~~ ~~. ~ 1 4Q: R'®aiEsfateLicensee's°Ac(nc~vl~tlgeinent(friTtigt), (t?: Reai estate licensee ltas info~rne~i $eiter of Sell'ot~l~apons undet~42 CF 5~ 4~~(d~ sntl'is 42. arvar~ aFticer~ee's respons'rtsilltyto ensure aompliai~ce: . 43! CerEficatlo~r of A~~un~y 44. falloffring parpe5 have r8v(evued the ihl'nrttlation above°end eertifyi to'the best ofi ther..i~n~rviedge; fiat 45: # .: ih rm8~i: prQVided 13~ the slgn_ataryis #rue and:e~cc~rater. 46: ~ ~~ .. '{oatsk ~}7, iseu~rl. >Gate) 4$ _ _ (Reap Estate CFcensee) " tt?ste); 4~; Section it Cantirrgency (!ni#Ja! of 50. This cxarl~sct is cxxitiitge~t upvn:. a 51,: traseci mint addtor ieatl-based; pairn 52. shall k~e corr~ptef+edwdhiri ]ben ('1fl~,.~ ;ass~tr~nfi Ards; h7 be a to 1'LXdSALE=2 :(8106) r • 2{3C$ MuY-30 11;:47 AM ~M 6~~7~s5~~6~ ~'' ~ / 1w~t 1~ r,. ;., .. ^•~al~~i'~~ ~~~1r~r+'.~: Mf1~vi~~~Ci4 ~~~~+~~N~ f ~~~V[F iif+craiid'ti4lE~mfa tNX!l~pfb~4`i}"~ ~+, t tsu ".p'h Trc x;:;, •- ~. .. .. S r:., L' • • ' 6-5~ Mortgage Guaranty Insurance Corporation (MGIC) ~~~~ ' Real Estate Operations P. O. Box 488 Milwaukee, Wisconsin 53201-0488 „ MGiC Amendment to Purchase Agreement ~ This is an Amendment to the Purchase Agreement dated May 13, 2008 between Mortgage Guaranty insurance Corporation, Seller, and Christ her and Victoria Stone Purchaser(s), with respect to the sale of a property locate at 6837 14TH AVENUE S. RiCHf1ElD. M 55423 In the event of any conflkt between provisions this Amen mart an provisions o Purc ase Agreement, the provisions of this Amendment shall be controlling. 1. Cosufition of Promises . Purchaser is hereby informed that Seller acquired this property subsequent tb a foredosure sale or deed in Ileu of foreclosure, that Seller has not occupied the property and makes no representations or warranties to Purchaser, or hisJherrts agents, successors or assigns as to the conr~idon of the subject property including, but not limited to, plumbin heating, air conditioning and electrical systems, insulation, fixtures, appliances, roof, sewer, soil conditions, foundation, structural condldons, pool and related equipment, if applicable, or any of the other personal pro arty contained therein, unless otherwise expressly set forth In the Puicfiase A~e~ment. The property being sold is not new, is being sold In "as is" condition and subject to all existing butlding, healtTr, safety and environmental ordinances or - regulations issued by any ggovernmental authority. Seller disclaims all warranties (express and implied) cronceming condition of the proppeertylncluding, wkhout limitation, habitability, and fitness of the property, or ar~y part or component thereof, for any particular urpose. Seller is not aware of any defects or code vio7adons, "latent or othewise, in the properly, or in any component hereof, except as expressly set forth le the Purchase Agreement. Seller is not • 2. night of inspection Purchaser has the right to inspect the property and contents or to have them inspected b any other person that Purchaser selects tD determine whether any dtffects exist Any inspections must be paid fyor by Purchaser, and must be completed within ten (10) days after the date of executing this Amendment 3. Limitataon_oF-Remedies If Purchaser or arryone representing Purchaser discovers any defects In the properrttyy or contents, Purchaser must notify Seller or Seller's aggent or attorney m writing, describing such defects, within ten (10) days after the date Purchaser signed this Amendment. In the event Purchaser nodfles Seller such defects, and if within ten (-~0) days after such notice Purchaser and Seller have not agreed in writing as to whether repairs wilt be performed, defects waived or an adjustment to the purchase price made, the Purchase qq~greementwill be auromadcal null and void wltJtout further notice required, a.nd all deposits or earnest money paid'by Purchaser will be prompt~y refunded, and thereafter neither Seller nor Purchaser will have any further liability to each other 4. Settlanent as Final H Purchaser chooses not to inspect the property and contents or if Purchaser does not have any other rson inspect the property for Purchaser, or if Purchaser does not tnfonn Seiler in writing, of any defecu in the prope~y or its components and contents within the time Iimk noted above, Purchaser will be deemed to have acrep~ed the condition of the property and Its fbuures, components and contents as.satis(actory, and Seller will have no liability with respect thereto. '5. 6. 7. If Purchaser accepts deiiverryy of the deed at closing, the properrttyv and its fixtures, components and contents shall be unconditlonally and irrefutablyy deemed ro have been In satisfactory condition at the ume of dosing, and Seller shall have no liability with respect thereto. Conveyance of Title Title is ro be conveyed by Special Warranty Deed or stare equivalent. Possession Possession to the property is to be provided only after the closing transaction is funded and/or deed is recorded, whichever is applicable. Cancellation of Contract Sellers reserves the right to unilaterally cancel this contract should buyeKs) fail to comply with any terms of the Offer or Counter Offei{s). 8. Keys Seller to provide only keys and/or remotes/openers It has in Its possession. 9. Selection of Title or Escrow Company Seller to have the right to select and provide title Insurance and closing/escrow agent or office. r 10. Closing Costr The Sales Contract sets forth a specified amount Seller will contribute towards Buyer's clceing costs. Buyer's closing costs are defined as costs which are usual, customary, necessary and typkal~ pakf by a Buyer in order to close a residential real estate transaction to the county and state n whk:h the property is orated. In the event Buyer's dosing costs are pre-determined and/or limited in amount b the Lender which Buyer is using tv obtain a mortgage loan fn order to purchase the real estate, Seller in no event wf~l contribute any amount in excess of such Lender closing cost limits. No portion of Setter's contribution towards Buyer's closing costs may 6e paid or applied towards any Buyer attorney fee, selling agent fee ar mortgage broker fee. The foregoing provision of this Amendment shall survive delhrery of the deed and closing of the sale of the property. Purchaser/Buyer 7 Date sigrsed F K ~~uye Da Signed Mortgage Caaranty kuurarKa Corporation 05/29/08 • Purehasadauyer - Date signed Date signed form s7t 5590 (70/03) ~~ ~I • Mortgsge CtrararNy Insurance Corporation Real pstaGe Operations P. O. Box 488 Milwaukee, Wisconsin 53201-0488 (Q ~ ~ 1 Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards IVIiGMC Lead Warning Statement Every purchaser of arty interest in residential real property on which a residenelal dwelling was built prior to 1978 is notified that such property may present exposure to kad from lead-based paint that may place young chi/drert at risk of developing lead poisoning. Lead posoning in young children may produce permanent neurological damage, Inducing kaming disabllides, reduced intelligence quotienir behavioral problems, and impaired memory. Lead poisoning also poses a particular risk to pre ant women. The seller of any Interest in residential real prc)nerty is required to provide the buyer with any information on lead-hazed paint hazards from risk assessments or inspections In the se/fer a poasess(on and notify the buyer of any known lead-based paint hazards. A risk assessment or inspectOn for possible lead based pant hazards is recommended prior to purchase. Seller's Disclosure (a) -Presence of lead-based paint and/or lead-based paint hazards (check p) or (ip below): ~ (tJ -Known lead-based paint anc(/or lead-based paint hazards are present in the housing (explain). ® (ti)-Seller has no knowledge of lead-based paint and/or lead-based paint hazards are present to the housing. (b) -Records and reports available to the seller (check (U or (li) below): ~ (Q -Seller has provided the purchaser with all avallabk records and reports pertaining to lead-based paint and/or ~ lead-based paint hazards in the housing gist documents below): ® (il)- Seller has no reports or records pertaining to (cad-based paint and/or lead-based paint hazards in the housing. Purchaser's Acknowledgement (initiaq (c) -Purchaser has received copies of alt information listed above. (d) -Purchaser has received the pamphk:t protect Your Famlty from Lead in Your Home. (e) -Purchaser has (check (ly or (li) below): ~ {t) - received a 10-day opportunity (or mutually agreed upon period) to conduct a risk assessment or inspection for the presence of lead-based paint hazards; or ~] (Il) _ waived the opportunity to conduct a risk assessment or Inspection for the presence of lead-based paint and/or lead-based paint hazards. AgenNs Acknowledgement (inltlap (fl -Agent has informed the seller of the seller's obligations under 42 U.S.C. 4852d and is aware of his/her responsibility to ensure compliance. Certification of Accuracy The following parties have reviewed the Information above and certify, to the best of their knowledge, that the formation they h~ed is true and accurate. ~9'S/29/08 Seller Dale Signed Seller's Agent Date Signed ~ 1~~~""'~ O ZOQg ~ rte, ~ }'~~~'' ----~ Dace S(gnad / P tc ser/Buyer w K ` `~ Date ~ ed 6 Form #71-40736 (10/03) ~ • ~~~® Mortgage Guarantylnsurance Corporation ! - g~~~ Real Estate Operations P. O. Box 488 Milwaukee, Wisconsin 53 2 01-0 488 Addendum to Rea[ Estate Sales Contract This contract is contingent upon a risk assessment or inspection of the property for the presence of lead-based paint and/or lead-based paint hazards at the PurchaserBuyers' ex nse completed wfthln ten (10) days after the date of executing this amendment . (Intaa lead-based paint that is in good condition is not necessarily a hazard. Sec the EPA pamphlet'Protect Your Family From Lead In Your Home' for more information.) This contingency will terminate at the above predetermined deadline unle~ the Purchaser/Buyer (or Purchased6uyers' agent) delivers to the Seller (or Seller's agenU a written contract addendum listing the specific existing deficiencies and corrections needed, together with a copy of the inspection and/or risk assessment report, The Seller may, at the Sellers option, wlth(n ten (10) days after deliverryy of the addendum, elect in writing whether to correct the conditlon(s) prior to settlement. ff the Seller will correct the conditon, the Seller shall furnish the Purchaser/Buyerwith a cerdfication from a risk assessor or inspector demonstrating that the condition has been remedied before the date of the settlement. If the Seller does not elect to make the repairs, or If the Seller makes acounter-offer, the Purchaser/Buyer shall have ten (10) days to respond to the counUer-offer or remove this contingency and take the property in 'as-is' condition or this contract shall become void. The Pun;haser/Buyer may remove this contingency at any Ume without cause. 7 V.~xYl,rl~>t~.~'7.Y9/08 (~` ~ ~~ZocSt Seller Date Signed Purc arer Date SI ned B Seller's A ent '-'~~~~ ^ :- _ ~" ~ ~" ~O~ 8 Oate Signed purchaser/Buyer Dam Sign Fam aF71 I03~8 (70/03) r~ ~J JUN-05-2008 THU 04;33 PM ADUISORS MORTGAGE ~.~ ~Al~ N0. 6514529064 P, 02 . McsR•TGAGE; LLC i~ Juiic 5, 2008 RE: Christopher and Victoria Stone 'I'n Whom It May Concern: The above listed burrower has been through tanderwriting end approved for a conventional mortbaae sufGcie~nt to purchase the home listed at 6837 I4`~` Avenue S, Richfield, MN; 5ubjcct to the following Conditio~ts: *Accoptable purchase agreement *Acccplable appraisal and title work *l7inal verification of cash to cfosc #T'ltis will be a construction Loan at the tirna of closinb an the property and after construction, thdy ttre approved for the final mortgage. The initlaJ draw of the eor~slnYCtion loan will pay ot~`the purchase price of the property. '17~c above determination is subject to final inva~tor approval with no substantial changes regarding is income or credit during the processing of the application. 't'his approval expires on September 2, 2AbA, Pursuant to Minnesota stahrte "fuial approval is not gtaarantced did may be subject to additional review". If further information is needed, please call me at (651)683-416 i , Sincerely, . ~/~~ cs is Vandcrwcrf Sr, Mortgage Advisor 2121 CIifFDrlve, Sulte 110 Eagan, MN 55132 • • ry . A ~/ /~ ~ f~w~ t ' FROM ~ BRRB arul M I CITY GARDNER PHONE NO• ~ 9528860777 •~t3Tf=i00{3C1,~••2~:'BQ~C13•~10~~~,;,' ^~r ~ _ _ ...~• ~11v May.. 14 2008 04c39PM P1 ' ~'~ • • • Message Barb, see below regarding title info. L rie Perillo "' ^ ~` tant to Jeff Detfoff ax Results 11200 W 78th St Eden Prairie, MN 55344 952-829-3857 952-829-3828 fax I perillo@.earthiink.net -----Original Message----- From: Jeff Detloff [mailto:dmamreo@gmail.com] Sent: Monday, June 09, 2008 3:33 PM To: Laurie Perillo Subject: Fwd: title co. info for 18821856 / 6837 14th Avenue S., Richfield, MN 55423 ---------- Forwarded message ---------- From: Monika <monika cni~,inremreo.com> Date: Mon, Jun 9, 2048 at 2:45 PM Subject: title co. info for 18821856 / 6837 14th Avenue S., Richfield, MN 55423 To: jdetloff~sprintmail.com The title company/closing attorney information is as follows: First Financial Title Agency of Minnesota, Inc, Phone: 952-831-5010 ext 10 / 952-831-4060 Fax: 952-831-4734 Contact: Nicole Kelly - nkelly~logs.com Page 1 of 2 Please note that the above office will be physically closing the file or will inform you which local Title Co. will- close it. If the buyer has an attorney or title company representing them and/or a lender, please give them this information. We will fax you a scheduling letter upon receipt of the executed warranty deed from the seller so you may proceed with scheduling the closing with this company/attorney. You are also required to fill out and return the attached sheet with the buyers, buyer's attorney, lender, and selling broker information. Please rush back this contact sheet as it is included in the seller's closing package. *ALL CORRESPONDENCE REGARDING THE CLOSING IS TO GO THROUGH IN REM ONLY. HUDS-BACKUP- CELLANEOUS INQUIRIES-SHOULD ALL GO THROUGH OUR OFFICE. L HOMEOWNERS ASSOCIATION INFORMATION IS TO BE SENT TO OUR ATTENTION IMMEDIATELY. WE NEED AN ADDRESS AND CURRENT BILL THROUGH CLOSING DATE. *ALL EXTENSION REQUESTS ARE TO BE SIGNED BY THE BUYER AND SENT TO OUR OFFICE. file://C:\Documents%20and%20Settings\Gardriers\Local%20Settings\Temporary%20Internet%20Files\C... 6/ 10/2008 • rte, Message Page 2 of 2 WHEN THE CLOSING HAS BEEN SCHEDULED, ADVISE OUR OFFICE OF THE DATE AND DO NOT CORRESPOND WITH OUR CLIENT. r ~~ , This is required as we do not want to duplicate HUDS or extra information which needs to be reviewed by our office. If you have any questions please feel free to contact DAN REMISH 773-549-1000 ext 228 Thank you, Monika Siwik In Rem Reo Services, Inc. Closing Coordinators monika@inremreo.com 3435-41 N. Lincoln Ave. ago, IL 60657 Ph. 773-549-1000 ex. 229 Fax. 773-549-1114 Visit us at http://inremreo.com Jeff Detloff Detloff Marketing & Asset Management - Remax Your Minnesota REO Realtor for 25 Years! 952-829-2938 ext 1 952-829-3828 fax ~etloff.com - MinnesotaReo.com -Member: REOMAC file://C:\Documents%20and%ZOSettings\Gardners\Local%20Settings\Temporary%20Internet%20Files\C... 6/ 10/2008 • • • • STAFF REPORT AGENDA ITEM # ~ REPORT # 34 HOUSING AND REDEVELOPMENT AUTHORITY MEETING JULY 21, 2008 REPORT PREPARED BY: 70HN STARK, INTERIM COMMUNITY DEVELOPMENT DIRECTOR NAME, TITLE REPORT PRESENTER: 70HN STARK, INTERIM COMMUNITY DEVELOPMENT DIRECTOR NAME, TITLE INTERIM DEPARTMENT DIRECTOR REVIEW: SIGNATURE • C~ REVIEWED BY EXECUTIVE DIRECTOR: ITEM FOR HRA CONSIDERATION: Give staff direction regarding the. sale of 6758 Portland Avenue to the City of Richfield. I. RECOMMENDED ACTION: By Motion: Give staff direction regarding the sale of 6758 Portland Avenue to the Ci of Richfield. II. BACKGROUND The HRA currently owns a residential property located at 6758 Portland Avenue. This property lies within the area contemplated for the new Richfield City Hall. The house is currently occupied by a tenant. At the July 8 City Council meeting it was suggested that the Housing and Redevelopment Authority (HRA) could sell the property to the City for $1 or some other nominal price below its actual market value. The rationale for such a sale would be to decrease the amount of money that the City might have to spend on assembling the site, and ultimately, issue in bond sales. The house was originally purchased by the City in 1996 for $85,000. It appears that the City's intent in purchasing this house was to provide space for future City Hall and/or Heredia Park needs. In June 2005, however, the HRA purchased the house 072108 6758 Portland • • from the City for an amount of $200,000. The HRA took this action as a way to provide the City of Richfield with funding to pay for costs associated with revising the City's Zoning Ordinance and Comprehensive Plan. The HRA used money from its Development Opportunities fund to purchase the property. It is clear that the HRA was expecting repayment-in-full from the City in the event that the City should need to buy the home back for a New City Hall project as evidenced by the following in the March 21, 2005 HRA Staff Report: "The sale of the property to the HRA is contingent upon a potential resale back to the City at the, current purchase price of $200,00 should the property be needed for future expansion of a City Hall or other use." If the HRA were to sell the property to the City for $1, the following impacts would occur: • The HRA's Development Opportunities Fund would not be replenished. This fund is used to help initiate redevelopment projects prior to, or in the absence of, other funding sources. As an example, the Penn Corridor Study was funded through the Development Opportunities Fund. While that fund currently has a cash balance of $267,000 it has been dwindling substantially over the years (in 2002 the available cash was $773,000). • The bond issuance by the City could be reduced by $200,000; the effect of this on a Richfield household with an assessed market value of $250,000 would be an annual savings of approximately $1.40 (one dollar and forty cents). III. BASIS OF RECOMMENDATION A. POLICY • ~ The HRA purchased the property at 6758 Portland Avenue from the City for $200,000 in June 2005. • It was understood that the sale was conditioned upon the City repaying the HRA the $200,000 if the City needed the property for a City Hall expansion. • There has been some public discussion regarding the possibility of the HRA granting the property to the City in order to reduce the costs and associated bond issuance. • A review of the background and a discussion of the budgetary and policy impacts are warranted. B. CRITICAL ISSUES • This issue should be resolved prior to sizing the bonds for the New City Hall project. • • • C. FINANCIAL • The HRA had intended upon replenishing its Development Opportunities Fund upon the resale of this property. D. LEGAL • N/A IV. ALTERNATIVE RECOMMENDATION(S~ • N/A V. ATTACHMENTS • N/A VI. PRINCIPAL PARTIES EXPECTED AT MEETING • Rick Jabs, CHAT II Chairperson C .] • •